If it is relatively clean, I would tell her it was scheduled for XX date (maybe just before her lease anniversary).

I was thinking of making rent all inclusive with rent, utilities, cable, internet, cleaning services and household common area shopping( toilet paper, soap etc).

She said they were out celebrating their anniversary yesterday, so he's back to some degree.

I think their contractors are still subs, but the rest of their business is soap-to-nuts integration of real estate operations and it works.  

The one little thing I didn't mention in my original post is that I am guaranteed, as long as I do t mess anything up too bad, in getting a 10k raise each year on my anniversary date for the next 4 years.

This proves to be extremely valuable in increasing our portfolio through leveraging equity with new loans.However, as we approach the 20 year anniversary on some properties and getting toward the back end of available depreciation, i am still struggling on what is the best approach from a tax standpoint.  

Also I think it's a great idea you wrote him a letter sometimes its just that easy and what do you have to lose, I think if more people would get out there and take action like you they could make things happen, ok ill get off my soap box now.

Over 14 years ago my wife and I spent our first anniversary at a Bed and Breakfast in Sedona, AZ.

Plus probably have to move, which emotionally sucks, but in reality would not be completely horrible.If you made it this far into my mini soap opera novel.

Just be quiet and look for your next property as the anniversary draws near.