I recently wrote this to explain the foreclosure procedure in Texas (the easiest state to foreclose in) and a very brief outline of a bankruptcy filing by a borrower:The first step is to instruct the trustee to file for a foreclosure.

The regulations should/may outline the actions to be taken.

Our joint venture agreement outlines...

.§2-2 The Property Manager shall not deny service to any person due to race, color, religion, sex, handicap, familial status, national origin, sexual orientation, or gender identity.Article 3: RESPONSIBILITY TO CLIENTWhen working in a disclosed relationship with a client, the Property Manager shall protect the client’s best interest at all times.STANDARDS OF PROFESSIONALISM§3-1 The Property Manager shall use written agreements, and written extensions, if required, outlining all responsibilities and fees, if any.

The fastest you can possible accomplish the process right now is 8 days because that is what is outlined by the CFPB.

You should read the HOA docs - they should outline how delinquencies are handled - and giving bills to tenants is probably NOT on the list.

Section 21A in your lease agreement outlines the requirement for prompt reimbursement for loss, damage, consequential damages, government fines or charges, or cost of repairs or service in the house because of a lease rules violation.Sincerely, [Us]Should I add anything more to this?

If she seems like she fits your rental criteria, I would say renew her lease with a thorough contract that outlines rent payments, pet policies, maintenance, etc. 

Look over your contract to see if the fees were outlined in writing.

The key is aligning yourself with an effective program that accomplishes the objectives you outlined -- $4800 is more than worth it if it delivers.