This is a great place to learn.Is there a reason that you are trying to make something that doesn't fit to a bad market.  

The seller was able to walk away from a bad situation with some money in her pocket, we will be helping her move and relocate into an apartment.

It's too bad we didn't connect.

This is neighborhoodscout stats- since 2000: 287.98% or 5.75% annually which is 10/10 nationally- for last 10 years: 125.30% or 8.46% annually which is 9/10 annuallynot bad but not that impressive until you factor in leverage.

"Used this company (resrents) as an owner, at first they treat you like royalty until you truly sign up with them to rent your property.

With the goals you've mentioned, as bad as I hate to say it, I'd sell the condo and buy a single family home for you to live in.

In return my tenants treat me and my properties very well, stay longer and refer friends.  

So either 70% of them are liars, or EV’s are just a bad choice.

All of that said, I would treat this tenant as month-to-month and enforce the 60 day notice requirement meaning that they are responsible for an additional 30 days of rent beyond their anticipated move-out date.

I remember when my buddy Mike went through a rough patch..divorce, bad investments, you name it.