Let her know the choice is hers, its all outlined in the lease she signed.

The BEST way to get it done, i guess you could call this the "right way", is go to an asset protection/estate planning or real estate attorney with an outline of exactly what you're plans are, and have them give you a proposal for a corporate structure.It's not the cheapest thing on the planet, but worth doing.  

Their end of the agreement that is outlined in the document is that if they do not sign a lease by the specified move in date and essentially back out that the deposit is non-refundable.

But, I would suggest having an attorney draft up an agreement outlining all of this.

In addition, the general principal residence exclusion requirements outlined above are modified by the following special rules in a divorce/separation setting. 2.

The further that you stray from the structures outlined in the Private Letter Rulings the more risk you will take on. 

Tom Goans I too am very interested in what @Zachary S. is trying to accomplish and can appreciate his current position.Obviously, for investors at our stage, what you outlined can be very intimidating without some hand holding... even though you explained it very thoroughly with a great example of a real life experience.Can our respective REIAs be of any help?

Before you start to panic, have your PM contact the tenant immediately and ask them to switch utilities as outlined in their lease.  

Just wonder if you have personally experienced the loan you outlined.

I will have to agree with Joel Owens when he says "You might get those tenants out eventually but someone else worse might move in so there is no guarantees".However, you have every right to complain both to your landlord as well as the Housing Authority as long as your complaints are valid and within the regulations outlined by the Housing Authority.First off, the Housing Authorities guidelines supersede your landlords rules and regulations.Second, a "guest" is supposed to be reported to the Housing Authority within 5 days, but can stay at the residence for up to 30 days, either consecutive or sporadic inside of a 12-month period.So basically, if the "guest" has not been there for more than 30-days, you don't really have much recourse unless the noise they are generating is out of line for a "normal" household.