Run off from your neighbor's lot, rainwater, an underground stream that is becoming too full and rising up, a broken water pipe under the ground That is feeding your house or your neighbor's house.

I didn't think about the fact that the Ikea sofas had been "broken in" by hundreds of people.

What happens at your closing, if it’s assigned, double closed or traded for a pack of gum, is utterly irrelevant, because the law would already have been broken if that person double closing had at any point prior to the closing “offered to sell” or “ deals in real estate contracts” again what happens at the closing table is irrelevant because by that time the law would have already been violated, by the time someone is at your closing table and double closing a deal, presumably by “offering to sell” the law was already violated prior to them even coming to your closing table You might be right... if VA law actually read the way you claim.

And I say this as someone who has broken this credo a couple of times, mostly at the behest of others.

The guy next door had broken in, changed the locks, gotten the power switched into his name and had it rented out on AirBNB. 

I say if it's not broken then don't fix it. keep doing what is working for you.  

Not being a tax professional the way I understand it is that the capital gains are broken down as a gain each year based on whatever the payments were.

My feeling is having another party involved incrementally creates another link in the chain that can be delayed, broken or worse - allowing the payer to "claw back" payments, sometimes months from now.

If you're overwhelmed I would look for a real estate attorney who can either send her a letter stating she's broken the lease by having another person living there or if you'd prefer the attorney can go straight toward eviction.

I see that HUD has historical data per zip code here (40th percentile of the rent prices in the area used for section 8):https://www.huduser.gov/portal/datasets/fmr/smallarea/index....I'm not sure how accurate is their data in some of the zip codes.Here data data is broken down by bedroom count so you can get and idea if it's a house or an apartment depending on the area and room count.Zillow data is limited depending on the zip code.