It sounds like you're in a very advantageous situation with only $500 payment towards housing expense and saving $3k/month.

@Amee Gardner I'm sorry to hear about your situation, it sounds quite difficult. 

The scope of work we had discussed was not in any sense completed.

Some states offer free test kits, maybe check that, and if this is the state where your unit is, sounds like you may have to do it anyway for next tenant.

That gives me additional income and offsets the risk of loss if I have a longer vacancy once they leave. 25% sounds like a lot, but consider what it will cost them to find another rental in the next 30 days that will allow a three-month lease, plus the cost of moving, setting up utilities, etc.There's nothing wrong with trying to help out a good tenant, but don't hurt yourself in the process.

But with completely open borders, I could be wrong. 

It sounds like just what you're asking for.

Your response sounds like someone who can't take advice and only wants a pat on the back.

Does it sound like a plan, what experience advice here. 

All great responses to your question, and completely agree with everyone above.I have 2 properties in HOAs and the barrier to entry was substantially lower in my market than a single family home not in an HOA.