Any obstacles I run into, I learn from them and I am a smarter man the next day.

The obstacles they had to deal with were the size of the existing units.

I would probably find out what the obstacles are to finding another place (moving/packing, deposit money, finding places, all of the above) and try to do what you can to make things easier. 

Nothing major but usually late and has a few lease violations in her file that she has corrected.

I think right now that's the biggest obstacle to overcome before anything. 

Part of the reason is that COVID presented an obstacle that we weren't able to vacation at the beach and the opportunity to overcome.

Somewhere in here it seems like I should be able to setup a better cash flow.

Additionally, she changed some things that weren't really properly explained or given approval for, like she wanted to change light and we assumed light bulb, but in her letter she says something about "The light in the bedroom was replaced and energy efficient lights were added in its place they were installed by a code official."

How in the name of God and all the saints might I be "motivating" this tenant to do better in her life?

I'd really prefer not to sell, but with my attorney's concern about the moratorium being an obstacle, I am searching for some insight or creativity as to what to do next.Any advice is welcome and appreciated!