I would not invest in a Multi-family unless you are prepared and capable of doing the renovation and management.

Plus it's probably not worth your time/expense to fight it anyway since you are out of state.Anyway, just my opinion. 

My suggestion is run it by attorney including the above clause to see if it is something you can begin to implement in future leases, to at least give you something to fight with. 

Which car (location) is capable of producing more profits with less work?

If you have decided to avoid a fight to inforce your rights, based on my opinion that the tenant is lying, your best option is to non renew at the end of her lease and in the future only offer M2M leases to applicants.

renter keeps complaining that repairs are not taking care of. yet won't accept calls from the repair guys and he picks fights with everyone repeatedly so the repairs don't get done. 

I get calls like this all the time from renters.....and they always want to fight me that it is a SCAM.   

- but I am beginning to get the impression they are going to fight tooth and nail on getting back into the house once rehabbed.

Much easier than trying to fight it out with Airbnb and get the security deposit that was never taken.

And yes, it is really I who need a do over, because I was the one making most of those decisions at the time and having my wife fight with the tenant (I meant my sister).So this is where we are at.