And when it is so engrained in your culture it is inherently engrained in your brain.

First thing I would do as others in here have stated is figure out "WHY" you are doing this.

My under-10 year old has $500 in her savings account.

I'm sure someone else will weigh in here that knows more but unless they say otherwise, most HOA "property management" is for the property complex (landscaping, snow removal, sometimes roofing and siding maintenance, trash removal, sometimes water/sewer, amenities like a pool or weight room).

I know she has an obligation to the bank as the seller, but I feel like she failed in her obligation to me as my agent.

I think there's an inherent temptation with turnkeys to, essentially, fall victim to them.

This is my first posting in here.

Lease dates for rent by the room are inherently different, rooms are different, some people rent parking in a garage, etc. -- they  have to be independent leases, managed independently. 

She is now evoking COVID-related financial distress "to exercise her right to remain in her home"The tenant lease expired today.

Please post in here a day (Held in the evening 6pm) that works best for you and e-mail me so I can get a list going.