Increased demand for housing, both rental and ownership, can really open up some interesting investment opportunities.

Demand for housing and rental has increased significantly.

Hello @Kenji Tominaga,Agreed with @Chris Seveney regarding having the owner offer cash for keys.Since there aren't many options on the market that can compare to the deal you have in place, I'd recommend waiting it out (if possible).Chances are, the value of the subject property will continue to increase while you wait for the tenant issue to be resolved.

So we don't allow month-to-month up front but upon renewal, will allow month-to-month but at an increased rate. 

I hope this will only increase my amount of knowledge and networking.

I am confident there is some considerable equity in the home.

I was in a similar situation when I first started ( mortgage was a large chunk of my salary) Thankfully I had friends that I was able to rent to that basically paid my mortgage and eventually my income increased enough where it was not an issue.what area of Denver are you looking at?

SO this upcoming July we renegotiate the rent and will be increasing it.

Quote from @Chris Park: The risk of damage increases, but I would be more concerned with the fact she's bringing other men over while her boyfriend is at work, with or without his knowledge.

This will help you become more confident and attractive as a potential partner.Remember, building relationships and trust takes time, so be patient and persistent.If you have any more specific questions or need further guidance, feel free to ask.