You can put it in a trust... though that might cause more complications as well.

Assuming she wasn't the cause of the water damage, I think that 8 days of rent credit for 20 days of inconvenience is a very fair offer.

I have a clause in my leases that says that I charge $X for my time to arrange for repairs and that I am reimbursed when I do a repair myself for my time if it is tenant caused damage. 

Would any (such as an aggressive dog breed) cause you problems2.

@Randy RodenhouseIt’s the plaintive lawyers causing the rate increases.

This caused a riff in the family. 

Selfish, always causing trouble, and they care too much how much you are making.

Plus, you said you bought it conventional, which I believe (double check cause I want you to have the right info) doesn’t have any residency requirements at all; people buy long-distance rentals with conventional financing they never see all the time. 

We don’t know any PMCs to recommend in the area mentioned, but since selecting the wrong PMC is usually more harmful than selecting a bad tenant, you might want to read our series about “How to Screen a PMC Better than a Tenant”:https://www.biggerpockets.com/member-blogs/3094/91877-how-to-screen-a-pmc-better-than-a-tenant-part-1-services-and-processesWe recommend you get management contracts from several PMCs and compare the services they cover and, more importantly, what they each DO NOT cover.

We don’t know any PMCs to recommend in the area mentioned, but since selecting the wrong PMC is usually more harmful than selecting a bad tenant, you might want to read our series about “How to Screen a PMC Better than a Tenant”:https://www.biggerpockets.com/member-blogs/3094/91877-how-to-screen-a-pmc-better-than-a-tenant-part-1-services-and-processesWe recommend you get management contracts from several PMCs and compare the services they cover and, more importantly, what they each DO NOT cover.