My tenant always breaks our appointment for an inspection.

Well, hopefully you can get rid of it in the near future for a break-even so it's not too expensive of a mistake! 

A break-even project is still beneficial to both parties involved. 

What the max fee I can legally charge her for breaking her lease with 5 months left on it?

Currently; we have 3 properties (One house hack, one long term rental, and one Air BnB) The house hack is breaking even, the long term rental cash flows about 700 per month, and the Airbnb makes about 10k per year. 

When you find a 10k sewer break, you ask for something.

All the IRS requires to defer all tax from a reinvestment stand point is to purchase at least as much as your net sale and use all of the proceeds in your next purchase or purchases.So a possibility comes to mind (depending on valuation) where you break those purchases down into two or three tranches. 

I get up at 3:30 am while everyone is asleep and read until 5 am and then on breaks, evenings, days off I read several more hours.

Let me know if this helps, I have more suggestions but ill take a break lol

A few months ago I started compiling these, and found 2-3 sites I liked but took a break from the project, and lost that browser session (dumb).I'll circle back if I find any in the next day or two.