Hire an attorney and proceed with the eviction.In the future, I recommend you don't accept "landlord references" from friends or family members.

Will you also be using it for yourself, future appreciation, etc?  

If you are going to offer cash for keys, put it in writing with specific expectations, and include a penalty if she fails.

If you ever want to connect, I'd be happy to do so and be of any assistance in getting you started on your future. 

The reality is the opposite - if it's not in writing then the PMC doesn't have to provide the service or can charge extra for it!

I think this is a calculation a lot of homeowners are making right now--especially if they have a low interest mortgage, equity, and their house will cashflow as a rental.The choice is a personal one of course, but I think your future self will thank you if you pull out some equity from your existing home with a HELOC for the downpayment on the next house and a cushion renting your current home, use a property manager as you have other things to do, and buy the next house and do the same thing again.

I'm a Navy public affairs officer, so I move every couple years, but I'm currently in Germantown, TN (near Memphis), and I've been interested in RE my entire life.

Other considerations are the lost costs to sell and re-purchase other properties.

Welcome to the best online RE investor community.

If you go to meetups, you will find friends and future partners.