I would be sure to take photographic evidence that the tenant vacated the property, such as personal belongings are gone, etc. 

I am betting that stuff would stop in short order...it would in my brokerage and the agent would belonging for another place to work.Call the broker if he doesn't behave.Charles jones

Have them post the 24 hour notice to enter (or whatever your local laws require), and then enter and see if valuable belongings are still there.

The agreement doesn't need to be long winded, just state that the tenant is voluntarily returning possession of the unit to you, state the amount of money exchanged and dates of when things will happen, and get them to print, sign and date.

You may also want to obtain statements from the neighbors and/or HOA  representatives as to the danger.Alternatively, if she is calm, you may be able to get her sign a release to terminate the tenancy and move her belongings into storage.  

She thinks they will be up all night drinking beer watching sports...

We cleaned up the property, found some fleas and dead bedbugs on the belongings left behind ( sorry if I made you itchy ).

There's no fees, no pitches, no agenda, no nonsense, just all different types of people from newbies to experienced professionals talking about REI over some drinks and food.

If anyone's interested in taking me under their wing I would love to grab drinks, coffee, lunch, dinner etc and see how we can help each other out.

The time in a deal can be longer depending on what you are developing but the same can be said for flips.Should you get into flips without a trusted adviser...NO.Should you get into land development without a trusted adviser...NOI hope that clears some of the misnomers up.