There is no way to prevent an IRS audit from happening, despite the hyped-up claims of some tax firms.

.: She is trying to hold you hostage, hoping you will let her go without penalty.I would give her a written notice that she is responsible for rent until a new tenant takes over or her lease ends, and she must maintain the home and prevent any damage.

In my local MLS (Mid Carolina Region MLS), wholesaling has left a bad taste in buyer/sellers minds, so the MLS is creating rules to basically prevent wholesaling. 

Those relationships are key to preventing such issues.From my perspective...What Not To Do:Expect that others are doing their jobs.

@Natalie JohnstoneA Delaware LLC won't prevent a lawsuit in California. 

That prevents one spouse from selling a property with homestead rights without knowledge of the person sharing those.   

.- Gardening maintenance (just to prevent the grass from getting too high, not an improvement).- In-year tax consultation ($300).- Commission to my buyer’s agent ($300).- Insurance premium ($1,000).- Insurance deductible following a claim ($1,000).I believe the property won’t begin to depreciate until it’s in service, which seems to align with how TurboTax is set up.

Identify the key issues and buy new or do preventive maintenance. 

You'll be amazed at how it keeps you organized and prevents those dreaded oversights and costly mistakes.

Also, is there some prevision I can put in the lease to prevent the tenant from blocking the drive access to the ADU/Boat and from physically messing with my stuff, such as a fee.