The tenant has been good but she it at her wits end dealing with the neighbors.

Have a similar process for listing using zillow to pre-screen, but have had better success wit slightly  different  approach.in actual listing as part of  property description l include parameters. 

Its likely down hill from here out... definitely want to have L&I come out and bare witness to this situation.

I feel that you have two options: Either you pass on the move out inspection return their deposit and accept the condition of the unit as is -or- you bring a witness/ protection and walk through the unit citing and documenting everything with a camera.

I completely disagree wit this statement.

I’m at my wits end here on how to get them out.

You asked if HM lenders can be trusted, some yes, some no, but it really depends on the terms, they can be trusted to follow the terms of what you agree to, I don't get the impression you will be able to out wit a sly lender.

I do some freelance paralegal work for a few attorneys here, and have witnessed others with just plain unethical behavior; that's not for me.

Lenders were giving loans solely based on FICO scores - and got burned because the score models were no where near robust enough.Coming from the mortgage industry and witnessing the carnage caused by the blind trust in credit scores, we've NEVER trusted scores.

Do not just blindly agree to use the property manager that comes wit the turnkey provider.