Put wording in it that after the one-year period she can renew at $xxx and just know going into it that she won't be able to afford this. 30-days prior to the end of the lease (or whatever CA requires for notice) give her notice to vacate and (assuming she doesn't fight it) she's out and you can get new renters in.

If he is not giving you the service he promised you need to decide if you are willing to just bend over and suck it up or fight. 

Is it a thing for listing agents to list low and have investors fight each other out for the property? 

Either way it's going to cost you, but it might cost you more to fight a dummy than to let them have their way and then move on. 

I didn’t like it but I saved around 20% off the property value so I didn’t fight too hard on the idea .

(their relatives threatened to stab each other during one fight).

I will use excel if it is a deal or property in which a software application skews the numbers or you end up fighting the app to get it to accurately present.

About 15% is spent in audits, Tax Court, or fighting IRS collections.

I've never heard of anything like that, but I wouldn't be able to accrue hundreds of thousands of dollars in lawyer fees in fighting anything thrown at me. 

I’m fighting over a decision.