To do this legally, I know plans need to be drawn and submitted to the Planning Board.

I understand this is not a requirement, but I have never received a damaged unit from an inherited tenant or any legal issues.

Hello Doug, I am not a real estate attorney nor is this legal advice.Unless someone's state has specific laws banning contract assignments you should be fine doing the following.  

You and your legal, tax and financial advisors should review this transaction in greater detail, especially the PLRs, to ensure you understand the significant risks involved and are structuring the transaction as close as possible to the PLRs to mitigate some of the risks.

If you need financial help, ask under the "Finance, Tax, and Legal" forum.

In Illinois, when an agent does that, there are functions normally expected of the realtor that they are legally prohibited from doing.

If you know of any legal entity in TX that can help in a case where GP is not doing their job (maybe a branch of SEC), please let me know.TIA

If you need financial help, ask under the "Finance, Tax, and Legal" forum.

Please - do this today: Send her a Notice To Quit for Non-Payment of Rent; you will need to send this to her via USPS with proof of delivery required so you can use it in any legal proceeding.

But I’d’ also ask if the girlfriend is a legal US citizen?