Don't over think this, pull the trigger actions create results. 

.- cannot force exit- cannot force to open books- have to pay legal costs for Grocapitus if they ever take action- are indemnifying Grocapitus against false statements.

Again, crickets and no action from her.

Any new actions you're taking?

That property is now a reliable source of rental income and a constant reminder that success starts with taking action, learning on the fly, and embracing challenges head-on.

Most importantly, go take action and make it happen. 

In this situation we have a former-tenant  hyper sensitive to return of full security deposit (when unit wasn’t returned in good condition) and we are  experiencing a few unique damages.

If your leasing application process is thorough and well thought out, and if your lease agreement has been well drafted by your local attorney and if it includes clauses that permit you/your property manager enough latitude to maneuver and anticipate undesirable tenant behaviors, both actions and inactions, and you have operational processes which align with enforcement of your lease, then you've done all you can do to reduce this inherent risk of an undesirable tenant.  

Delaying the inevitable like a mortgage funds that doesn’t initiate foreclosure when appropriate so they don’t have to include a foreclosure action in their reported “result”.5.

Here’s the approach I’d take, blending strategy and action: 1.