But that is putting a lot of eggs in one basket.

Don't put all your eggs in one basket.

It would seem to me that the only legal way to do it would be charge them the $20 fee, pay the smart move charge and then eat the $5-15 additional cost.

Termites will have to go back into the earth every 24 hours and they eat very slowly.

There is only one way to eat an elephant - one bite at a time.

And then as you grow your nest egg of financial resources, then start doing fix and flip deals that net a significantly larger profit margin.

I got the seller who was an older gentleman that called me to sell his house as a Realtor (I'm a broker and property manager by day) to agree to sell me the house subject to his existing mortgage once we realized that he had little equity and realtor fees and time on market might eat up most of his equity and he just wanted to move out of state where his daughter lived.  

Telling people they need to eat less, exercise, and gradually reduce the leverage in their real estate portfolio isn't very popular, but it is good for your overall health long term.  

In your shoes, I would offer the bad egg the happy clause and give the existing roommates 30 days after she leaves to find a suitable roommate.

Opportunity value of the equity alone is eating over $2000/month of the income before any other expense deductions.Unless you are getting in the range of $6000/month rental income this is not a good investment.