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.  

There's options here for all budgets and experience levels. 

What would be the best option for both parties?

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

If you’re willing to continue to do the bookkeeping yourself, there’s several wonderful options on courses you could take for learning how to do RE bookkeeping.  

There might be other more local options who will, but you'd have to call around.