You basically just step into the shoes of the previous landlord and the contract continues.  

I usually get shoe molding from home depot website because it's only about $2 for an 8' stick. 

You could have to pay her court fees to sue you if the judge rules against you.But, in your shoes, I'd do as you plan to, since you are there in WA, and it wouldn't be too burdensome to go to court if she files.

If you do decide to continue being a landlord, it sounds as though you could use some advice about how to screen tenants, but your plan to sell the property is probably a better idea; it's hard enough to manage property that's close to home, never mind one that's so far away.Best of luck with it and good for you, coming to BP for advice...most of us have been in your shoes and we're all rooting for you!

But, find one who is savvy enough to look up the law, or can scrape together enough money to hire a lawyer, and you're in trouble.So, my advice is to give them a deal that you would be happy to get, were you in their shoes.  

Not to their faces, but in your shoes when your tenant started saying how she didn't understand why you gave her notice, I'd just smile and say, "Well, hon, your sister is here too often.  

Try to put yourself in his shoes.  

Picture yourself in someone's shoes who is looking for a rental in Lakewood.  

Put yourself in her shoes.  

If you trip over your shoes laces, you can't sue the shoe lace manufacturer for damages unless you have real damages, like you knocked out your tooth.You also have to show mitigation against your own damages.