During that time, there was a water leak at the property (vacant property) and the water bill was over $5,000.

I have a property I just (yesterday) spent $1800 on putting in a filtration system to remedy bad water.

You might want to start the eviction process with the notice to pay rent or quit and see how she responds...she might just move out..and if not, follow-up and get her out of the property.I don't think you can start removing items from the property...you'll likely get it hot waters!!

Since 2009 I have self managed the house we bought because we are under water.

I like to use one gallon of concentrated bleach with two gallons of water and a cup of TSP.

Legislation to end this abusive, excessive, and illegally applied fee was pursued in Colorado several years ago but was watered down and then killed by HOA property manager interests.

Plan to rent the house for between $1200-$1300/month.Rehab Needed: The house is in fairly good condition overall (solid foundation; new high efficiency furnace; newer water heater; updated electric), but we are estimating $25k in repairs.

What I've found is that there is a tiny tenant pool that wants to be close to family, etc and have no rental options.  

Typically it would generate $1400-1800 in rent with around $3,000 in taxes probably around $1,000 in insurance and $500 for water (all yearly) The neighborhoods are a little on the rougher side and many of the tenants are subsidized, but with good management can be a good return for you. 

The approach so far is containment, water extraction, dehumidifiers, anti-microbials, manually removing mold, sanding all wood surfaces once dry, hepa vac, kilz coating of all surfaces, hepa vac again.Perfect storm:enclosed crawlspace, still air, hot water, spraying water leak for at least one and up to two weeks straight.