What options do I have right now? 

After researching further though on social media and then criminal records I found about 12 previous arrests and numerous convictions burglary, theft, criminal trafficking, molestation (don't think convicted), battery. 

(optional)Kitchen Remodel (2020): Updated countertops, cabinets, and installed new stainless steel appliances.Bathroom Renovation (2019): Added new tiles, modern fixtures, and a glass shower enclosure in the master bathroom.Finished Basement (2018): Added 600 sq. ft. of finished space, including a family room and home office.New Roof (2021): Replaced the entire roof with new shingles and added improved insulation.Landscaping (2022): Redesigned front and backyard with new plants, sod, and an outdoor seating area.Energy-Efficient Windows (2020): Installed energy-saving windows throughout the home.

I would also suggest giving her a heads-up that there will be an increase at the time of her lease renewal.This will give her ample time to consider her options and make any necessary arrangements.

There are so many different options for colors and looks which I like.

@Tanya Maslach try Padsplit.Only other option is to try to "bribe" a PMC to TRY it by offering to pay them more than their normal charges.Managing a Boarding House (room-by-room rental) is not as easy as owners think.

I generally advise against townhomes and condos as the HOAs can become harsh and limit your options.

We have a lot of investors that rent space  as Airbnb (limited to 400 units)  and room space to students from a local ministry school, as well as others looking for more affordable options.  

What would be the best option for both parties?

Another option for investing out of CA and still close to home.