She owes $119k on it, so if she sells it to whomever has offered to buy it for $120k the mortgage will be wiped clean but so will all of her equity.

I have been a landlord and investor for over a decade AND also work as a senior/regional property manager so I feel like I see both sides and have some good insight on this- manage yourself if you have the time and fortitude to do so, you will make mistakes but it will pay off, get a real estate license (not hard to do plus you can sell and buy properties and get commission) and know the laws, be willing to do the research, NO ONE IS GOING CARE AS MUCH ABOUT YOUR PROPERTY AS YOU- that being said, not everyone wants to has the time ect or headache or likes asking for rent…FIND A MANAGER THAT ALSO IS A LANDLORD INVESTOR, I can’t tell you how many property managers I’ve tried training and that failed at our company because they just don’t get it from an owner or investor side, like “no tenant we aren’t going to come replace your stove again, no we aren’t going to clean your bathroom cause you didn’t , ability to analyze when to do maintenance and not, ability to explain to tenant owners POV, I tell every owner I am not telling you anything I haven’t done or I’d do my self, a lot of property managers are blue colar type workers and have never invested in their life and just done get it, 4 out of 5 property managers fail at my company because of this especially for single family homes, find a PM with speciality in SFH for your area, for example, a PM in Birmingham MI (upscale area) will fail in Detroit or lower end markets (but that’s were the best ROIs are)

Each time, I cleaned it up immediately with Resolve.

The ducts/vents of the house were cleaned not to long ago and the tenant wont let the PM have more testing done or mitigation. 

I would under-react about the house cleaning as they will be quick to retort that they are in the process of moving - just state that it would be helpful to have the apartment "show well" so you can get this part of the process over with and both you and they can return to preparing for the transition.

If not, hire an attorney to clean up the current mess, then pass it on to a PM.

I Honestly love the passion Scott Trench has lately with calling out the BS in these posts along with others, but the real question we should ask ourselves is, how can we assist in trying to clean some of this up?

I am not sure why is that but you have to be careful on what are the agreement on that contract.In this case, I would recommend to get involved with a investor friendly realtor who will help you as it could be many issues during the process as the titles are not clean in most cases and many variables have to be checked. 

I have received a quote from Hope Plumbing, Pristine, and Exceptional Drain Cleaning. 

. - Land prices for a "clean" lot (no protected species, no flood zone, away from busy highway, etc.) are now a minimum of $40k and more like $45-$50k for a freshwater canal lot.