She went MIA and even when I dropped the notice at her house her only response was to let her know when a court date is scheduled.

Once you have a shortlist, sign up for an account with each one and test them extensively to see how they function.

If you evict, how much money will it cost in legal fees, court costs, lost rent (because the tenant will probably stop paying), and vacancy while you prep and fill the vacancy?

Court filings to evict tenants across Maricopa County, home to Phoenix, hit a single-month record of more than 8,000 in January.

Secondly, I would shop lenders using the Find a Lender function on BP.

There is not a court in the country where something like that would stand up and be legal.

You have no history of received rent payments to show an "implied agreement" that will hold up in court. --- You have only eviction option if tenants don't pay.3) WIth no lease, your only eviction option is 30-Day, Demand for Possession.

I would imagine that once you set up a payment plan with them, they will turn on the water for the plumbers to do what they need to do.Not sure on the regulations on this but Id also see taking the tenant to court for the balance due on the water bill.Best of luck!

If you take them to court for violation of the lease (unauthorized long-term guests). 

  $50/sqft for a full interior and functional update, $100/sqft for a full gut down to studs, $150/sqft for newcon .If these numbers make sense I would want to visit the property for a true estimate, where it would be line item work scope development.