If I break the law the tenant has the upper hand.  

Let's say one of my AC units breaks and I need $1500 to fix it.

Pay PM can backup the income and expenses on my monthly owner statements, but after 5 years of owning and only being able to say I'm breaking even, something is just not right here!

Try throwing in a paragraph break once in a while and you'll get more responses.

Learn the lingo, if you have sales, break it down:Low-Moderate IncomeFirst Time Home BuyersFamily HomesInvestor's Specialsand so on. 

I like individual pieces as the quality and speed is so much better.Also if you have an issue with one item breaking then it doesn't affect everything potentially like an all in one does. 

There are many flat fee brokers not in PM that will take you under their license to do management, just understand your State requirements before you do something that could jeopardize your your future goals by inadvertently getting slapped on the wrist or fined by your licensing body.  

I've seen "Breaking Bad," I know what it is... but I wasn't under the impression that it was related to drugs.

Good news is if she is pulling that kind of BS SHE also has guidelines she needs to follow and the attorney should be able to see if she is doing anything wrong and can break any claim she is making with the rent if she is.Good luck and god speed...  

If both tenants want to finish out current lease, then I think you are stuck unless they break terms of lease.