Disclaimer: This is general legal advice & I am not your personal lawyer, please seek legal advice for your personal situation.In lease break situations, the landlord has a duty to mitigate their damages.

Should I talk to a real estate lawyer first, or my cpa?  

To supplement what @Mindy Jensen said, I would wait to hear back from your lawyer about it and make any changes they recommend because your lawyer should be knowledgeable on what language will protect your assets the most while still being enforceable. 

If she hasn't paid for the last few months then there is grounds for an eviction but I would talk to your lawyer.

You need a lawyer if you are doing anything special, but setting up a simple single-member LLC can be done DIY if you choose. 

I check the PCR and call my lawyer, his only question was “Did you get an inspection?

@Chris Corey - is this agent representing the seller of the property?

We are only 5 days into this new world so its hard to back it with data yet but There has been delays in investors making purchases in our office. they are stalling to see if they can get faster cash than the ol linear stable market of the midwest. meanwile first time homebuyers looking at homes 130-250 are blowing my phone up and im touring 4 to 5 homes a day. today i lost out representing a client against 6 offers on a primary occupant single family tudor in miller, 3 bed at 160k.  

When he was at BOK he put in a lot of work for me to close fast.He also hooked me up with the realtor who represented me on my last purchase.

If she really wants to threaten us again with eviction or late fees, I'll just get a lawyer and see her in court.