Since she has left the property should I take the remaining items and leave them under the carport for pick up and re-key the locks or do I have to go through the formal eviction process through the courts?

Then you get an email with the summary, and can convert them easily into an active tenant in your PM application tool without having to re-key anything (are you using management software, right?).

We tried different methods.. here in Houston we use a company that re-keys all the properties and makes sure that they comply with texas property code.

-Get a home depot style lockbox with keys at the property ASAP (locksmith can drop it off at time of re-keying)-Ask and check references for guys doing work for you.

Also we pay stamp taxes to the government which I'm sure varies by area.Services - If you get them, Inspection, Survey, Termite, rekeying etc.Taxes - depending on the time of the year I pay prorated property taxes at closingHaving said that, I usually figure on 2-3%.

I'm being facetious, and assuming you don't have a paragraph about that, then I would look up the law in your state to determine at what point you can have the place rekeyed officially and take back possession.

I'm paying about $75/hr for handyman type work (drywall, painting, etc), I pay $120/hr for a plumber ($60/hr for a helper), and $110/hr for a locksmith.  

If I have to have the house re-keyed and replace the items, it will be well over $1000.  

If any of the locks are stiff, lubricate them - my locksmith recommended "Tri Flow" spray, which I used to good effect.If the house has a garage door opener, gather all the remotes you have, tell the opener head to forget all the remotes, and then learn in the ones you have. 

We offer additional series of Maintenance Merit Badges in Locksmithing, Plumbing, Electrical, Drywall/Plaster Repair, Doors and Windows, Painting, Exterior Siding, Roofing and Chimney Repair, Yard Work, Pet Intervention, and Distraught/Disgruntled Tenant Analysis and Therapy.