Thanks, Kyser Some HOAs have transfer costs.

My advice is to buckle down and save enough for down payment, closing costs, and emergency/rehab fund before you make another investment.

I’m gaining knowledge of costs to replace certain things in the house.

If you were to wait until the lease ends, can you afford to carry the costs of the property until sold?

All that matters is what you net after selling costs minus what you paid for it. . 

If you assume the loan then it is a qualified assumable so have to jump through many hoops and it will end up on your credit which may effect your future transactions.  

It would also lessen my out--of-pocket on either hard money costs or cash I spend, so I'd have more to work with to acquire more properties.

Option 1-sell it back to her ie tell her you want all of the money back within 72 hours PLUS all of the costs you incurred or will incur (eg mortgage penalty) as a result of her not moving or you will sue her. 

Take equity out of one property will cost me about 1K a month and with the mortgages on the new purchases, I will probably only cash flow 200-300 per home. 

Replacement Cost:  the cost to rebuild the structure from the foundation up with the same kind and quality.