A quick basic intro to specific performance is If one of the parties does not honor the contract by breaching the terms of the contract, the harmed party often does not want money damages but instead wants actual performance of the terms of the contract.

Also, while not directly about finance, Seven Habits of Highly Effective People is a book everyone should read.

I wasn't doing a rehab, the building was occupied, so that might skew it different than buying an empty property that needed $____ over ____ months to make it habitable.

We don’t know any PMCs to recommend in the area mentioned, but since selecting the wrong PMC is usually more harmful than selecting a bad tenant, you might want to read our series about “How to Screen a PMC Better than a Tenant”:https://www.biggerpockets.com/member-blogs/3094/91877-how-to-screen-a-pmc-better-than-a-tenant-part-1-services-and-processesWe recommend you get management contracts from several PMCs and compare the services they cover and, more importantly, what they each DO NOT cover.

Quote from @Ashley Undercuffler: I think Chase has the best cards, but it depends on your spending habits and goals.

Someone here is an organized creature of habit as I, that has gotten you to where you are now because of your repetitive, cyclical actions.

So many people simply were never taught good habits about saving money.Good luck to all!

We don’t know any PMCs to recommend in the area mentioned, but since selecting the wrong PMC is usually more harmful than selecting a bad tenant, you might want to read our series about “How to Screen a PMC Better than a Tenant”:https://www.biggerpockets.com/member-blogs/3094/91877-how-to-screen-a-pmc-better-than-a-tenant-part-1-services-and-processesWe recommend you get management contracts from several PMCs and compare the services they cover and, more importantly, what they each DO NOT cover.

Late payment will become a habit. 

You already asked for a higher deposit, so if everything else meets your criteria for renting to her, why not add an addendum to the lease that states while this is a 1 year lease, within the first 3 months, you can terminate it early...a way for you get out, not the tenant.Depending on how bad the black mold was, you may want to make sure everything is super clean before she moves it in.Her previous landlord is right in a way 'that her lease stated that no matter what the rent is due', but if the house is not habitable, that rent gets put into a special account that the landlord can't access until the problem is remedied.