The only information I am getting is from the EzLandlordForms website that says:"California Civil Code requires the landlord to mitigate damages if a tenant needs to break a lease early.

Also, as @Marcia Maynard  mentioned the damage could easily end up being more than that if the tenant leaves in November.

About 18 months ago, I looked at a townhouse that was selling for $85,000 and needed probably $40-$50 of rehab including fixing the water damage.  

I am a cash buyer.I am an experienced licensed general contractor, so I am not afraid of property in really poor condition (including fire damage), or properties that require major additions or modifications, second stories, etc.

The lease says they are responsible for any damage to their personal property due to leaks/water.   

Plus, you could end up with her making claims about her property being missing or damaged.

I also would do a walk through this week to assess any damage done by the dog that would be billed now.  

One thing I would tell you is to make sure that whomever you decide to work with, make sure they are actually local to the area meaning they live there and have a true physical location that you could visit when in town. 

But if a tenant had to leave in 2 weeks because of a job transfer, and we didn't find another tenant and get them approved for another month or two...well, we would keep the security deposit and sincerely hope they did no damage and left the place clean. 

On the other hand we'd probably have to borrow money to do the foundation and the house isn't currently showing damage/issues for lack of a foundation and that's 20k I'd like to be investing elsewhere.