the question you're really trying to answer is: "what is the premium of buying your set of assets and procedures together, over just buying the assets" As Andrew said, can someone just come in and buy your assets and install a PM and make the same money you're making?

Again I followed provincial procedures & won the case.

Wife just graduated from Dental Hygiene school and has signed with a temp agency to start work immediately while looking for a more permanent job (since she is relocating and unable to look for a job remotely).  

Whenever a tenant indicates to us their need to move, we review with them our move-out procedures.

I bet when you propose to your wife, you will start looking up divorce procedures and community property in Texas.

Regardless, you may be able to issue a written notice to vacate immediately for violating the terms of the lease; check the procedure in the California landlord / tenancy legislation to see if you must provide written notice and the opportunity to cure first. 

Standard procedure to exchange, in person, your final payment for a properly executed Final Release......not send a check then hope you get the release. 

If it goes south, part peacefully and unemotionally, and go about your legal procedures. 

I would highly suggest outlining and documenting (on paper) your policies, procedures, and core values for your investment business. 

This is the time for a landlord to take action and put into effect the processes and procedures that we learn about as investors.