The court system is gruelingly slow with all sorts of red tape and each heir was a completely different negotiation and had to be handled carefully.

I can give you a "one-sheets for the process." 2.If there is no living trust, 100% must go through probate (the court).

If you make even the smallest mistake in your paperwork, the courts can slam you with triple damages awarded to the tenant.  

If you had a lease signed you could take her to court to get your rent, but is the time and effort worth it?

My question is can i use these images in eviction court or any court as evidence.

Do understand that the courts view covenants as contractual terms and enforceable as such.Does the COA require all units to have insurance?

Don't delay, let the tenant leave and take them to small claims court.

I have been told that only two people can file for an eviction or go to court- the owner or a lawyer.  

I would avoid going to the city, at least initially, because if the developer screwed you, and the ball is now in your court to legally divide the units, you want to stay off the city and their compliance departments radar as you work through your options. 

They typically want 2 pay stubs, 2 tax returns, insurance declaration pages, copies of lease, etc.