Not worth time & effort to go to court, your first meeting with an attorney will cost you as much as the rent.

Have you tried attending your local REIA's and real estate meet-up groups?

I am happy with them, I think they bring up value to investors, still I believe many of their deals don't meet my standards ( do your own diligence and run your numbers!). 

@Patricia Smith Even if someone give you a referral, what meets their expectations, may not meet yours.In our experience, the #1 mistake owners make when selecting a Property Management Company (PMC) is ASSUMING instead of CONFIRMING.It's often a case of not doing enough research, as they don't know what they don't know!

It is 5 minutes from the ocean and is in a small community that is nestled in a valley between the mountains that meet the shoreline.

Nice to meet you.

Maybe time the trip to line up with some local REIA meetings and see what other local investors think about price, timing, etc.?

To give you an idea of what taxes look like on a sale below is an example for a property in Texas, obviously everyone's situation is unique and you'll need to meet with a CPA. 

Hey nice to meet you !

I’d love to come to a meeting of the minds and a public forum probably isn’t the best place to do that.