As an accidental landlord since 2010 ( couldn't sell) I am deciding between to sell or hold.

Do this over and over and stack your cash as high as you can and then decide what you want to do.

If she decides not to buy I keep lease option and down.

I have met the owner before and they have a tremendous reputation.These are just three that I am familiar with, there are plenty more out there, just make sure you do your research before deciding to invest with anyone.

You should have your legal and/or tax advisors review the proposed transaction to determine what the risks to you might be and then decide whether to move forward. 

You hate receiving them until one day you decide to get another credit card, and BOOM you look in the mail and there it is.

Decided to go with Guadian   Company who can do sub meter readings and charge back to tenants.

"Deciding" to artificially lower these amounts in order to qualify for a mortgage is otherwise known as mortgage fraud.

Fortunately, the property was mortgage free as of the year before.Been doing rentals for nearly 40 years, it's the first time it happened like this.Then, when it rains it pours, another tenant decided to move in June.

Also for when you do decide to rent it (assuming you have lived in the property long enough) your mortgage payment will be higher than if you put 20% down.