.- overall "damage" is very minor as it will involve cleaning up after her, taking out her trash, and carpet cleaning throughout ($200) to get cat puke out of carpet- odd note was that she has a huge real Christmas tree which she left....who buys a Christmas tree if they intend to leave - confirmed via talking to her mother (emergency contact on my pet agreement) that she has moved to a new rental property- I have not filed the 3 days quit or cute as I'm concerned that the terminology indicates (perhaps I'm reading to far into it)that if she leaves the lease will be terminated.

Our thesis in North Texas is finding heavy discounts, conducting comprehensive renovations, and holding long-term in middle income markets.

Is it better to evict her or send “Good Cause to terminate the lease" to the tenant (and a copy to section 8) and have section 8 transfer her to another rental?

The cash flow increase on that Peoria property will be challenged to keep up with inflation over the long term in large part because the property values will be challenged to keep up with inflation over the long term (as both our data showed).More for you to ponder.   

When we're 60 days out from the lease termination date, I send the tenant an email / letter asking if they intend to renew.

The golden goose has been terminated and those with true value will win, those who only believe they add value will be looking for the next guaranteed check. 

My mom would like to issue a 90-day Qualifying Landlord Reason termination notice so she can move back into her (only) home.Landlord Lawyer recommendations in Portland, Oregon would be greatly appreciated!

FHA requires the borrower/buyer to be owner occupying the building, but state law requires that all lease transfer to the new owner and cannot be terminated solely due to ownership change. 

In some markets, this is a standard term, in others, it's not.

We have a couple renting a house in Minnesota who is consistently behind on paying rent but they end up paying the full rent within the month, staying just out of reach of agreement termination.