I am currently under contract in Winston-Salem in southwest of downtown close to I40 & 421. 

It's a difficult situation all the way around although sometimes the choices we make create our difficult situation.

I am not in the Los Angeles market, you will want to get referrals to a rock star eviction lawyer prior to the close.  

This typically results in 1) less cash to close 2) lower monthly payment and 3) tax benefits. 

A cash out refinance is a 1st lien position restructure of the entire mortgage that allows you to pull equity out as a lump sum and all is provided at closing.

Wanted to bring as little down to close as possible.

Refinancing right now doesn't make sense, if anything I will prob get similar rate and pay closing costs. 

I did warn her that if this occurs again in the future, I will have no choice but to evict her for violating the lease.

The title was closed in your name, the other tenant is going to know.

One notable exception was an episode of HBO’s Silicon Valley, where the hapless Jared has tried for over a year to evict a nonpaying “professional tenant” who is currently subleasing Jared’s unit through Airbnb because California’s landlord/tenant laws are so biased in favor of the tenant that an eviction can take close to an eternity.