Coincidentally, I had this exact same question when renewing our local STR license as they've moved to a system (unfortunately) where the cost of the license is based on the number of bedrooms.

If they’re month to month you don’t need to evict, just don’t renew their lease. 

My requests for other matters through MFM have gone nowhere and even after requesting a refund and some help with Prime they sent me a video and an email with a special offer to renew for another year.

Common fees will include a set-up fee, a leasing fee for each turnover or a lease renewal fee, marking up maintenance, retaining late fees, and more.

The Deferred Sales Trust are typically structured for 10 years and then can be renewed for 10 years...every 10 years.

Just give them a non renewal notice.

It is a 4/2 on the bottom and a 4/1 on the top and already has tenants in both and we just renewed their leases for another year.

You can only raise rent or change lease terms 30-60 days (Days notice) before your renewal term.

Once renewal period comes up (if they've been paying on time and causing no trouble) you can decide if you want to keep them or move on. 

So, unless there's a special housing law in CA, you have the right to not renew her lease (assuming you provide enough notice per the lease) whenever you want.