Always so important not to be penny wise and pound foolish when your whole life's earnings and all of your family's assets are on the line...in my opinion, it's never worth the associated risk.

The lease can be assigned.Don't be penny wise and pound foolish, talk to an attorney in your area, speak to your lender, include an appraiser and your accountant in your assessment.

I agree with everyone that says she needs to go.And she does.You will regret every minute if you decide otherwise.Start the New Year out right and give her notice so she can celebrate, she can get a renovated unit somewhere else. and you'll have months of clean up from dog urine, replacing sub floors and ozone treatments. let alone dumpster worth of unwanted trash. 

So to prevent wasting time, I ask wholesalers to forward some form of proof to my title company that they do indeed control the property - no luck yet in this regard.I just have to keep grinding.Leave no stone unturned mate,I have 3 people just buying deals for us all day and everyday long lolOne thing I have known to always be true and that is "There is always a desperate seller out there no matter how HOT the market is"If you're market is too hot, maybe consider buying elsewhere.One of my good mates is in Atlanta and he is still buying quite a bit.Nothing beats hard work so keep pounding away.Much success

This old type of freon can be 10x more expensive per pound than R410.  

I knew an unhandy guy about 67 years and 100 pounds too heavy and he thought it was really easy with the flex pipes. 

Another solution is to drop your offer price, because either the price is to high or the property is in an unwanted section for your buyers (having more buyers solves this).

Pound social media and let everyone know what you're doing.

People are too often penny wise and pound foolish when it comes to property management.

I am working on switching my mindset on having real estate debt as it was pounded into me for years to pay off all debt as quickly as possible.