When I bought it was even easier as I retained the existing property manager for a year or so after the purchase.

I am glad that more investors have the same mindset as myself, and I just wanted to reassure myself that I am not being to hard on my tenants as I certainly want to retain them as long as possible, but I also need to be firm and profitable.

Being in a garage would remove her from the house - whether legally or not it could be done - it seems as if this lady has been down this road before and she is a setup artist (scammer).I do not know if it is now possible to get and retain a list of other places she has lived and what if anything she engaged in at those times - but proving her history would be helpful.

Especially politiclly liberal places like SF and SM want to retain "affordable rentals."

While our firm retains attorneys, we are not a law firm and do not represent ourselves as such.

If she moves out but retains the key to clean out and get the rest of her stuff out, she has not moved out at all.

If you factor in a retainer (close to $5000 if not more) and then the wasted time of LONG legal processes and stress from dealing with it your probably better off just learning from it and moving on.

Obviously, you can approach it with less of a profit mindset, and thereby retain some of the renters.

As far as online or in person classes I found that I am able to retain more information in person because I am forced to pay attention lol.  

Unless you really know what you are doing, you need to retain the services of a professional Qualified Intermediary to keep you out of trouble.