Where I live, anyway, the Housing Authority is very approachable, as well as being no-nonsense.So, in your shoes, I'd start with the Housing Authority. 

I think what I'd do in your shoes, is tell the tenant that if they sign a document that says that you will make every effort to re-rent asap, and in order to do that you need access to the unit, but that the tenant agrees that this does not constitute taking possession as far as alleviating them of their duty to pay rent, then you'll get started immediately trying to find a new tenant.  

Think in terms of being in their shoes. 

:)Put yourself in their shoes. 

If in your shoes, I would pay them to coach me on management skills specific to your state and market.

One thing I have seen over the years is the landlord or PM tells the tenant the property has to be paid for and the banks do not care about their situation.You go from a greedy landlord that is rich to being in the tenants shoes just trying to make a payment to get by and pay " the man ".Not the exact words but you are trying to portray that you have no control over the process and what happens next is automatic if they do not pay.

In your shoes, I'd probably offer to defer the rent increase for one month to offset his cost of paint and let him do it himself.

But, as far as your rights go, you step into the shoes of the owner of the contract you bought. 

College kids come in all sorts of types from the top ramen eating shoe string budget to the kids of wealthy parents who send their kids to college with a credit card that they pay.

You could have to pay her court fees to sue you if the judge rules against you.But, in your shoes, I'd do as you plan to, since you are there in WA, and it wouldn't be too burdensome to go to court if she files.