Common fees will include a set-up fee, leasing fee for each turnover or a lease renewal fee, marking up maintenance, retaining late fees, and more.

Issue them 60 days notice of non-renewal consistent with local laws.

We are only a month into the lease, but I am a planner by nature and want to put thought into how a professional handles the lease renewal.

Anyone have any advice on having a company do an inspection before renewing contracts?

If they are charging another 1.5 of the rent for a renewal, perhaps you can negotiate that down.  

Her name was never on the lease and the lease was never renewed.

Give them notice that you are not renewing and call it a day.

After all, the property was professionally managed, the lease required a security deposit and the tenant had been living there for 11 months before renewing the lease for another year.In an ideal world, this would have been dealt with at the point of sale by the title company, I guess.

Well it sounds like she put saucers there so that certainly helps.From a longer term perspective just realize that if you decide not to renew her lease to get her to move out she seems like the kind who will dig in and fight this out to spite you and the Board. 

(any type - Public, Private, Trade schools, Community Colleges etc)- NOT one of the super in-demand markets (think LA, SF, Denver, Austin, etc) so it will have fixer-upper starter properties in the 75-200k range- A market with good chance of future economic success in terms of local employers, especially in tech, renewable energy, entertainment, manufacturing, etc- Not the most crucial, but:  kind of a fun place to live!