You might consider paying cash for keys with the requirement that they leave the property undamaged and in broom clean condition.

You ultimately have the rights to the house, with proper notice you can let yourself in to have work done, you have the keys.

Because your lease traded work for rent, and she delivered on the work, an eviction is likely to be more complicated.   

@Karthik Ramachandran I just wrote an article here on BP for passive investors on how to evaluate markets and key questions to ask, along with some of the resources we use. 

The key is keep pushing forward while avoiding basic mistakes.Use your fear to your advantage. 

Work With The Best: Finding A Great Contractor Work with the Best: Finding a Great ContractorNovember 5, 2018In the flipping business, having a reliable contractor on your team can be the key to your success.

The motivated seller isn’t giving me keys yet cause I haven’t bought the property correct?

Also start attending local REI meetups, this is the key to networking! 

(D) a grantee of an Insured under a deed delivered without payment of actual valuable consideration conveying the Title (1) if the stock, shares, memberships, or other equity interests of the grantee are wholly-owned by the named Insured...That said, our policies are ALTA forms without "natural person" restrictions, so ymmv.

Offer cash for keys or file for eviction (or both).