It's her private residence and she is in possession.

This is what I would provide her, ASAP:Terminate Rental Agreement___[Date]______[Tenant]______[Street Address]______[City and State]___Dear ___[Tenant]___,Please take notice that Landlord hereby gives you notice and requires you to quit and deliver up the possession of the premises you now hold as Tenant from month-to-month, located at ______________ on or before midnight Sunday March 31st.

That is why I find it particularly flattering the Republicans now claim that in the years 1995 to 2006 I personally possessed supernatural powers which enabled me to force mighty Republican leaders to do my bidding.

Obtain the services a competent attorney who specializes in evictions.If the tenant is in a local jail, you may be able to get him to sign a formal notice for him to end tenancy by mutual agreement, but you will still be dealing with his possessions.

It would be difficult to value a property for ARV if not innately knowledgable about the marketplace/neighborhood.When those who are experienced in buying properties in areas they don't possess such knowledge of they will locate people/professional who are knowledgable in the marketplace.Now going back to your original question, you are experiencing different interpretations of the variables in the sale comps (assuming they are actual sales) and its here where you as a real estate investor earn your money. 

Also, under #2, if tenant pays half of August rent during the complaint/summons process, does that mean I cannot retake possession of the property and must start the eviction process all over again for September rent?

Lots of folks want to help others on this site, but not all possess the same ability to do so intelligently.

You're afriad now that maybe people have been checking the house out with the idea of stealing all your possessions or something.

I read in the Cat-Litter-House thread provided by Chris Vail about a "Release of Possession" for all of the stuff on and in the property.

What I mean by that is the LLC is to protect your assets, so if you're just starting out and don't really have such a high degree of risk then I would argue that it's worth doing everything under your personal name and expect to grow to the point where your first few properties will be flushed out anyway, and therefore you'll be in a much better position to take possession under an LLC, limited partnership, Etc.