Your excessive use of ALL CAPS shows your overly emotional investment to a very low stakes situation.

I can see the advantages of completing your own legal work (familiarity with your business, more attention/time/care, and saving money) but also the disadvantages (spending too much of your time completing legal work, too close/emotionally connected to the business, and not being an expert with residential leases).  

"How do you cope emotionally with nasty tenants?"

One more tip – people remember stories that trigger their emotions.

I'd simply present the facts plainly without emotion to the owner and ask politely to be reimbursed.

@Tony Kim I think you`re just looking at the allocation of money strictly from a Return on  "investement" (being a poor investment), where as the point of a Life Insurance/Living Benifits policy. what your Paying for is in case the individual becomes incapacitated/ has an Illness or Dies, there is a large sum of money that the family receives (and would not otherwise have) to help pay for expenses associated with the unfortunate event, and being able to carry on with life with less of a financial burden compounded with the emotional burden . being able to have retirement money liquid is icing on the cake. 

(There is a $7K balance on a property worth prob $150K)So the lady who has had the property is a bit 'emotional.'

A divorce after years of marriage with kids, is an expensive and emotional experience. 

Rarity is the amount of emotion that people get when they see your post.

Established PM's don't like to go into D areas: it's a lot more work and emotionally harder on their staff for the same percentage - but of a lower rent.