In the event you can't, there are indeed a number of strategies you can use to avoid a lawsuit and/or to avoid a messy departure.In 22 years, with 17 residential rental units, we've only had to file for unlawful detainer and court ordered eviction three times.

Serve her with 3-day quit and prepare for an Unlawful Detainer action. 

My lease specifically states:5) UseThe stated premises shall be used only as a family residence and no business activity whatsoever is allowed including babysitting – childcare and the lessee shall not permit said premises or any part thereof to be used for (a) the conduct of any offensive, noisy or dangerous activities that would increase the premiums for fire insurance on said premises; (b) the creation or maintenance of a public nuisance; (c) anything which is unlawful or in violation of any public authority at any time during the term of this lease; or (d) any purpose or manner which will obstruct, interfere with, or infringe upon the rights of adjacent properties.

Further, the Act makes it unlawful to indicate any preference or limitation on these bases when advertising the sale or rental of a dwelling.

@Katie Sorensen - it sounds like since the non-electric utilities(heating, water, sewer,) are not separately metered, your PM realized it would be unlawful to charge the tenants for utilities.

In a 6-3 ruling, a majority of justices agreed that the stay on the lower court’s order finding the CDC’s eviction moratorium to be unlawful was no longer justified.

In CA, public access to unlawful detainer cases (or even the index) is not allowed for 60 days after filing.

@Ryan Phillips and Cody L, equity cannot generally be used as income because that was deemed unlawful when our elected representatives & their appointees released the "Ability To Repay" rule for owner occupied real estate.

Filing Court Documents for  Eviction/ ( Unlawful Detianer  in VA).  

The Act also prohibits housing providers from refusing residency to persons with disabilities, or, with some narrow exceptions, placing conditions on their residency, because those persons may require reasonable modifications or reasonable accommodations.With respect to reasonable accommodations and reasonable modifications: * The Act makes it unlawful for any person to refuse “to make reasonable accommodations in rules, policies, practices, or services, when such accommodations may be necessary to afford . . . person(s) [with disabilities] equal opportunity to use and enjoy a dwelling.†* The Act makes it unlawful for any person to refuse “to permit, at the expense of the [disabled] person, reasonable modifications of existing premises occupied or to be occupied by such person if such modifications may be necessary to afford such person full enjoyment of the premises, except that, in the case of a rental, the landlord may where it is reasonable to do so condition permission for a modification on the renter agreeing to restore the interior of the premises to the condition that existed before the modification, reasonable wear and tear excepted.â€It is important for all real estate professionals to remember that the federal Fair Housing Act prohibits discrimination in housing on the basis of race, color, religion, sex, familial status, national origin and disability.