Also, I have read about certain investors who prefer to throw the wholesaler a finders fee rather than putting it under contract.

I could be wrong and am beginning to research this in my state but if anyone has any useful knowledge they can throw my way, I would love to chat.

Being this is informal and not legally or correctly constructed in a formal agreement with the parties I would do the following : i would go over there ,smack my son right in the face for being a petulant insolent fool with my investment and then I’d march right into the building and tell his squatter punk roommate to pack all his crap and get out immediately or I’d throw it out on the street .

If you are keeping it I think an argument could be made for a NET listing, which could get you in trouble.Just throwing out thoughts.

The pest company told me they will.not spray unless the tenant empty all dressers, throws all clothes on bed, empty cabinets with food,  take almost everything off the floor, plus they kept their dog there while she was in hospital.

I was so infuriated I started throwing their possessions in the front yard before they came home (illegal I know, but didn’t then) and ran them out of the house in 3 days.

@Dustin Booth In addition to the ideas above, I wanted to throw it out there for you: if you cannot find another asset to 1031 into, consider a "fractional interest" as one of your 1031 choices.

I can't shake this feeling of throwing money down the drain every month on rent but if it makes sense to go with Option 2, I will happily go that route as well. 

I'll throw out 3 fairly easy and FREE optionsOption 1:  Directionally you can use Zillow, Redfin, etc. 

You could make her happy and give it to her to keep you from having to throw it away.I would write up a $0.00 bill of sale with serial number showing that she owns it so there is no liability for you.