Depending on the auction terms it could be that result plus the forfeiture of your deposit, or perhaps the trustee/auction company must elect one remedy vs. the other.

Price is $200,000 with $20,000 down on a 6 1/2 year term (78 payments) with 0% interest.

Refinance in to conventional loan as a primary for good long term debt.

You could ask your sister to finance it (her price, your terms).

That seems wildly out of touch with what this area probably demands in terms of amenities.

This county has big universities, colleges, and hospitals, and has cash flow for long-term/ mid-term rentals.

Spoke with two new PM's and will be moving over my properties to one of the two in the short term.  

Never had to do this ever before  There are two ways to do this, google and find a template online or get a realtor that can use some promulgated documents by TR.Per law, no-one can write you a legal document except for an attorney or the person providing the document will be infringing the law.In terms of the tenant leaving there is no point to pursue any legal way and for you to get possession, you create a termination notice and then in 30 days you can take possession.

What's your end goal —cash flow or long-term generation? 

I learned to not have lengthy conversations with tenants (especially when talking about an issue).