Maybe a signed promissory note might be enough? 

This would force a new lease.Do I need the girlfriend to sign anything stating she is out? 

I see many signs on the side of the road of people that buy homes.

It is going to be looked at as you signed a contract, decided to do repairs on your own and then made a determination of what you felt those repairs are worth and adjusted your rent on your own with no approval from the owner of the property.Many areas have a place where you can pay all of your rent and then file a grievance etc, which would be the way to go.

I have already tried to determine her number and she just isn't giving anything. 

Can we determine something like appreciation factor of a neighborhood based on past and current price trends?

What is the bandit signs laws in jersey city?

But I was out of town on closing date so my dad signed for everything.

And if you are the third party that has bribed Zillow for leads through this bait and switch mechanism- don't sign people up for your mailing list without their permission. 

So I just signed contract for my very first investment property in the north philadelphia area near and around the temple university area.