Quote from @Jordan Townes: so why are you people that already sunk 40k into this not paying a little more a getting a  lawyer? 

So we would have to get a loan, pay off the seller and transfer title and then wait the seasoning period before doing a refi unless there is a bank out there that will treat it as a refi off the bat

Pay to separately meter the utility.

If someone is unable to satisfy these preliminary requirements, they have no business paying for the services and good luck getting the service providers online to provide this information to you. 

Lenders don’t pay for problems.

I think think of the reasons to evict a tenant in 2 categories, failure to pay, and other kinds of lease violations.

If they don't pay willingly, what are my options? 

Even if you pay 10% in interest.

You may be required to make estimated tax payments when the property sells.It depends on what your 2024 total taxes due were and 2025 estimated total taxes / withholding / estimated payments are.If you pay in atleast 90% of the current year tax or 100% / 110%(Depending on 2024 income), you are normally considered good.You may want to consult with an accountant for more clarification.

Is she paying a property manager?