After a lengthy and extensive renovation, the property is in near stellar condition.

Tenants agree to return the appliances in the condition supplied less any normal and reasonableThe tenant emailed me about two days after moving in and said the refrigerator was not supplied in complete working condition and is demanding I replace it ASAP.

If you really want her out, I'd tell her if she leave before the end of this month and the place is in good condition, that you will return her deposit AFTER she is out, given you the keys and you've inspected the place...and as Colleen says, be there with a locksmith or new set of locks to change the locks.Then once she's out, you can try going after her in small claims court for the unpaid rent.

I'm in So Cal so weather isn't an issue.

It's the condition.

This works because, for short-term rentals, the IRS rules allow income to be treated as non-passive if certain conditions are met, such as offering substantial services and meeting material participation tests.

or revenues dropped significantly last/this year due to seasonal weather events?

When my air conditioning breaks at primary residence I do not pay someone to call someone for me.

He was purchasing the property in turn key condition, for $190k.

I believe your goals have to change with the market conditions OR you can't buy more properties. 2023-2024 has been crazy and we don't do crazy.