I would leave her on the M2M and follow through with a proper 30 days notice when the time comes. 

When/if you find it send out a notice to cure or quit.If you find a tenant or their guests are smoking it is a clear violation of the lease and grounds to evict.

I am looking towards the future is all.According to my contract for deed my buyer would receive a 14 day notice to cure their default. 

I must add the following:I notice that flip funding is a little easier to obtain.

I would add - the highest and best use I have noticed of a CPA as a partner is for audit and tax purposes.

Your desire for the house of your dreams is not a significant enough change of circumstances to get two FHA or Fannie Mae backed loans in the same year and an underwriter will deny the loan. 

I am looking for a recommendation for a notice of default/foreclosure listing service in the greater Sacramento area (Sac County, El Dorado County, etc). 

Definitely prevent moisture.Lots of places on the internet will give stats on which remodeling projects have the highest ROI.Some of my favorite (but less talked about) super cheap updates that get noticed by tenants or buyers but won't necessarily boost appraisal.

That is not lender to lender as that is Fannie/Freddie rules.  

Would you give her a longer notice to find a new place or just leave her be?