For my opinion, I think she is my lodger, even we have a lease contact that states is a landlord and tenant lease.Is possible that she will become a trespasser in next month? 

I also don't have a lease prepared.

Cap rates 1% so what your saying is that a Walgreens at 5-6% depending on the term of the lease is worth less than a rental unit in MN?

Sorry if people mentioned the following already....Can you change his lease and "pay" him to do the work he's already paying?

A duplex came up today, but both units have new leases. 

As you may recall, I have some tenants moving out that cooked extensive Indian food which tends to linger a bit more due to all the amazing yummy spices.Can you recommend a good carpet cleaner and maybe the same or separate company to give the house that new house smell?

The tenants lease is not up until August.

Rents or leases it. 

I bought a house on a lease with option to purchase. 

The tenant just signed a new 1 year lease but has also complained that the driveway needs relaying and that the deck is falling to pieces so guess this is a ploy to start negotiations on selling price.I understand that they pay the rent for a given time, plus extra that we hold as a deposit/down payment so assume I can get that contract drawn up by a real estate attorney who can also work on closing once the agreed upon timeframe ends (is this better than a realtor or should I just go with one and pay the 5%?