Since she is month to month you can serve her notice to leave if you want or reminder her she is able to leave at her will. 

Stay tuned.Which reminds me, everyone should rent the movie "Pacific Heights".

My only thought was to remind me of a narrative that I used to decide NOT to follow up with a particular prospect, or something like that (ie. noticed he was 12 minutes late to showing, never called to give heads up, sounded like I woke her up when I called at 9, dog barking, eating potato chips while on phone with me, etc.)

I would NOT try to time the market to sell it at peak unless you had another compelling reason like mentioned above for wanting/needing to sell anyway ... remember, even if you hit the peak for this RE cycle (which is hard enough to do), it does not mean you will be selling out at the global all time peak ... it reminds me of something my parent's did in the 1980's, they timed the market perfectly and sold at the peak for that RE cycle ... it was a triplex a few blocks from the ocean they sold for $150k, value stayed flat for years after they sold but today is probably worth >$2M.

Reminds me of Austin a bit with all the live music, breweries, art shows, restaurants, downtown area (of course beach area too), amazing new Pier, etc.

It reminds me of the saying, "people don't care how much you know until they know how much you care" Appreciate it Steve. 

They do charge fees but they seem reasonable & customer service is great.They provide reminders but I also keep track of everything in SmartSheet (management software)

Great read on financial fundamentals all around and reminder of the same principles apply in real estate.

And it excites public debate by landlords because the idea makes us furious and less than polite about the ethical questions it brings up and the reminder it offers us that in the eyes of much of society, we're horrible people.

Some are honest and just forget, despite the reminder text they replied to.