I would be getting an additional $3000 if I stay for another semester of college in spring, not including any additional income i may get from saving with a part time job.

If you can reduce by an amount that still keeps you in your acceptable range for rent, try to find a way to keep her.You can give her options too, between leaving without penalty or staying with reduction in x-amount.

You signed a lease with her at a rate you were comfortable with, friend rate must have been mutually beneficial.I would confront her about it if it is spelled out in the lease that she can't do Airbnb (Airbnb is not the same as subleasing...do hotels sublease you a room?).

I am considering converting one to a furnished rental for 1-12 month stays.

We weren't expecting her to stay, just trying to be nice and give her the chance.

I was referring to a monthly charge to allow pets. have to be careful though if they claim it is a comfort or medical pet, most states wont allow you to charge more for a pet in that case.

If you want a and b neighborhoods stay north of i40.

Continue staying focus and learning!!

If you want to hear all the advantages of San Diego RE you can PM me but suffice to say it has historically produced very good returns and this is verifiable fact (anyone can verify this).However, you do not know whether you plan to stay in San Diego. 

The only thing making me questioning staying is that it is an ESOP(Employee Stock owenership Plan).