They still owe the back rent as evidenced by the fact that your resident gave you a credit card authorization.If CFPB doesn't have a solution, then you have to decide if going to small claims court is worth it.

Make sure HVAC systems are working properly and that windows are insulated and free from drafts.

If that might be helpful for you, feel free to shoot me a message, happy to explain a bit more about how that works for investors. 

My question is can we create a LLC for her and Dscr refinance our current property into it to free up my dti?

I live in California and I own three rentals free and clear.

These options allow you to build knowledge and experience for free or even while getting paid to learn. 

Quote from @Matt Bridgman: Here are top 3 mistakes I see as a lender among investors - new & experienced:  Feel free to comment or give me your list. 3.

A feature that our Pro Members love is the fact that they can manage of all their rental properties for free using RentRedi.

You're complaining about bad customer service from a FREE provider.

For instance, structuring investments through a European company that acts as the buyer of the properties and handles renovations could be an effective solution.