He’s been an ideal tenant (always pays on time and takes good care of the place).If I agree to let him out of his lease how can I protect myself so he continues to pay until the unit is re-rented?

I'll see what numbers I can share publicly as I am still a bit cautious on exposing too much for any tax assessor to get their hands on. 

But I'm not sure at what point that could happen, and I don't want to start paying lawyers and then have it blow up and me not get the property in the end, so how can I protect myself while still helping her?

I don't see how the LLC will strengthen your case, but it might be something to look into for asset protection.  

@Abe SampsonYes, both must meet the use test.It's possible but you have to meet the requirements (job change, certain health-related events, or other unforeseeable events) - see Publication 523 for more info and search for the section titled "Does Your Home Qualify for a Partial Exclusion of Gain?".

Now there are problems and you will need to protect yourself and a good insurance person is needed too.7) NEVER, NEVER buy a property that doesn't cash flow when and for how much your plan states.

@Gregory A.The following IRS publication is a good source for the ROTH TSP distribution rules. https://www.irs.gov/pub/irs-pdf/p721.pdfHowever, I would first transfer the ROTH TSP to a ROTH IRA since ROTH IRA distributions are not subject to the mandatory 20% withholding at time of the distribution.

Craig,It appears you can get online access in Multnomah County, but an account setup fee might be required to see the scanned doc that are public record.https://multco.us/recording/research-online

@Jenifer Levini  I won't say more than that on a public forum. 

Your options are different if you buy it in your own name vs. an LLC.I like credit unions, because they are member owned (in comparison to private or publicly owned) and often have lower fees.