All my tenants are M2M day one but if you have existing or inherited tenants most state regulations have term leases automatically become M2M at end of term.

If she has a job she will ultimatly pay to clear her record and be able to rent in the future.I can't recommend a lawyer but would advise that you study your landlord tenant regulations and file for eviction immediately.

My full-time job involves consulting with local governments and developers in land entitlements, ordinance preparation, and coastal development regulations.  

If a property has an existing ADU, does this regulation mean that it can only be sold to an owner occupant and not to an investor?

Bottom line is you can jump through hoops to insure your HOA follows the proper procedure so they can legally enact the new regulations or you can move on when your tenants lease is up.

With our values increasing so rapidly over the past year (in particular), anyone who purchased 12 months ago has seen amazing returns on both rents and overall value of their properties.The main thing to watch out for in Seattle is the rental rules and regulations within city limits.

Theres too much controversy, too much regulation and too much supply in residential zones.

You may want to add addendum's and rules and regulations as part of the lease also.

I am thinking a simple family trust or llc will do it without SEC regulations and all the over sight a 506 has..

Your responsibility as a landlord is to learn ALL your state landlord tenant regulations before you rent to your first tenant.