I have a business address for him but have not visited him, he may be a convicted felon and you never know how these things would go, he might try to accuse me of something.

I wouldn't accuse him of anything yet.

I've typically been accused of being too quick to invest my cash.

When they finally got that I wasn't doing anything more until they paid their application fee and proved income with tax statements they and their agent accused me of discrimination.  

Looks like my fears are correct, I can't, without risking being accused and possibly found guilty of a self-help eviction, shut off the water.

But you'd want to have proof, you can't be guessing if you're going to be accusing people.

Not only could you have been accused of practicing real estate without a license, you could have also been charged with practicing law without a license.Why?

@Cody Cox the last time I asked Richard Uffleman (the attorney that gives the monthly lecture at Baja Fresh) speaker at NWREIA he said wholesaling, if you don't close, is practicing real estate sales and requires a license.I understand that if you do this with friends and you don't get caught it is something you can do but...if something goes sideways, which can happen when you make representations, you are in a world of hurt especially if you are accused of doing RE w/o a license.

It opens you up to accusations of stuff missing, damaged, etc.Give her the 30 day notice to leave.

You certainly should change locks to be fair to tenants and to avoid being accused of negligence.