We write our leases to expire late spring or early summer.We had an Escondido tenant break lease moving out Dec 31 (terrible time).  

- Are there any additional costs for leasing, maintenance, or other services?

As long as you market it as a single lease, you will be fine.

How can I be sure she will stick with a lease she signed.  

First, you should know that 75% of the rent on the lease counts towards your income. 

I was told from a rep that if I could get someone to sign a lease agreement for about $3,200 - $3,600 per unit, I would qualify.

Like writing myself a $0 lease? 

I leased them out when I bought it.

I started leasing to her about 9 years ago and the rent rate is way underpriced based on the market.

Under SB 567, the notice to terminate tenancy must include a description of the work to be completed, copies of required permits, the date the owner expects to complete the work or demolish the building, and notification that if the substantial remodel or demolition is not commenced or completed, the tenant must be offered the opportunity to re-rent the unit at the same rent and lease terms as when the tenant left.