For reference we are not married and file separately.

That's the key component that is usually missing when I hear other entrepreneurs/investors say they don't like QBO.Something else to keep in mind is your entity structure and how your entities file tax returns.

Give a deadline for notification of their intent to sign a new lease or their plan to move. 

What I have saved would ideally go to filing an LLC and earnest money when I get properties under contract.

If so, get an attorney to file a complaint at the state board and have an attorney notify their errors and omissions policy. 

Since she is already willing to go to court I know she wont actually leave or pay rent but I want to make sure She cant say on court that she didnt pay because she didnt know how much to pay.2- On November 5th (because thats the date of the notice to vacate I put in because I thought I had to give her 30 days and I wanted to be nice) I will file for eviction.The issue is that I know the previous landlord used to pay the eletric for the house, though the lease clearly states is the tenants responsability.

@David GeorgesonYour PM is not responsible for this and I can pretty much guarantee you their agreement will state this.Unfortunately you as the homeowner are at the end responsible and I would notify your insurance company to put them on notice to file a claim depending on the damage.

CA has $800 LLC fees, and you will have additional expenses of tax filing etc.

We may file small claims as it’s only $20 to file plus having someone deliver the paperwork to the tenant.

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