The tenants in the 3 bedroom rental aren't in a protected class but I do not want to get in any kind of legal bind. 

What kind of help do you need? 

Cashflow may not be immediate but if you run your #s, you'll be able to see how long it'll take to cashflow and what kind of equity you can expect to build within your first few years of house-hacking.I began househacking in 2010 while working an NYC job (Health + Hospitals Corp., formerly HHC) earning a base salary and overtime pay that are nearly identical to what you posted here.

It’s a long game so worrying about the short term is kind of pointless.

To gain investor confidence, ensure the investment property numbers are real, use the most common contract forms in your state (versus a 2 or 3-page) internet/guru contract form) with appropriate addenda, or an attorney-drafted form and attorney-drafted assignment agreement.

One of the most common complaints I see on reviews is how the area, location, or house did not look like they thought it would or was promised.

what kind of investment was/is this  a little more detail may protect others if you think this person is a financial predator.  

I suppose my question on this is: Is her simple statement (which came in a text, btw) to me of "I'm moving out," enough for me to take this kind of action?

A famous quote: Do unto others as you would have them do unto you” is commonly known as The Golden Rule.

Common area TV/internet.