We have an office in San Bernardino right next to the court house and an office in Yucaipa right before historic uptown.

If she doesn't pay, you'll have to send her a predicate notice (typically rent demand but this is jurisdiction specific) and commence a proceeding in housing court thereafter.Just note, any sort of payment plan you come up with out of court, while indicative of certain things does not give this agreement "teeth," and almost certainly will not allow you to speed up the eviction process. 

I would think they'd need to pay and then they can file charges on and take the perp to court. 

The reason I say that is if it goes to court, how do you prove condition if you didn't see it and don't have any documents/photos of it?

I'd ask your other tenants if they're willing to testify in court before you take this too far.  

If the landlord doesn't comply, the tenant can go to court and may be entitled to three times the amount of the security deposit or the remaining balance to which the tenant is entitled after lawful deductions with interest, plus court costs and reasonable attorney’s fees.

Then give them the cash and make them sign something saying they are walking away from the lease, blah blah.2nd plan is eviction, but this tenant has a realtor friend who I'm sure would love to jam us up in court for 3-4 months while this douchy tenant destroys the place.  

Again, those obligations cannot be negotiated away.Even if the tenant is responsible for snow removal under a legal lease provision, the landlord could still face personal injury liability for slip and falls on snow and ice under the 2010 Supreme Judicial Court ruling.

Everything I've ever read and the court cases I've followed have dictated that these expenses are not deductible unless you actually purchase rental property in the area in which you travel to.

It honestly all depends on the judge if it goes to court.