It's not 100% black and white, but here's a good article on it: https://www.law.cornell.edu/we...If I were in your shoes, I'd call the agent's managing broker and ask if they have any thoughts before you file a formal complaint with your state's real estate commission. 

I appreciate all the valuable information provided on bigger pockets and I wanted to formally introduce myself and get started meeting you incredible people.

I have a lead through someone I know of a group of retired professionals with money to lend, although they, nor myself, have any formal idea of what to do.Can you good folks share how you've set up promissory notes, or shares in an LLC, interest rates, terms, etc. on how you've set up deals like this? 

It formalizes what you told her and if she fails to comply, you can offset her security deposit for damages and evict her.

Upon the formal signing of the lease and key turnover, they will bring security deposit plus first months rent.  

Borders & Borders are the go to.

@Giovanni Kenneth All 3 areas you mentioned are generally good...but the Maryland side of the border generally has strongest rents for equivalent price points compared to Virginia. 

To calculate that I would need a formal source that would indicate the useful life of a typical quartz countertop.

Everything should be done formally, no matter if it is your best friend or family.

The tricky part would be if they don't move out, then you'd likely have to look into the formal eviction process or a cash for keys type of arrangement.