During your due diligence you'll want to back up the financials with one year's utility bills, copies of the service contracts, and a lease-file audit (comparing the leases to the rent roll).  

A lease option would be a great solution to her problem since she is not in a hurry to sell bit is stressed, however its an older house and needs a lot of work hence the low ball offer.

Lease contracts?

I wrote her a vacant notice on May 2nd to inform her that I was going to sell the condo and would no longer renew the lease after July 31, 2018.   

. § 33-1368 allows for the immediate termination of a lease for the negligent discharge of a firearm on a property. 

You could do owner-financing instead, own the property rather than leasing it.

The trick to modeling retail is centered around evaluating the current leases.

(Lease, Option to Purchase, Purchase Agreement?)

They charge leasing fees even after the tenant they placed trashes the home and abandons it.

@Linda MalavetThere is a special rule regarding taxation and collecting rent payments.Rent payments are normally taxed in the year collected.Therefore - I am not sure what the tax difference would be from having a 35 month lease vs a 36 month lease.