@Sherrod Mcgowan-greenOne that pays and doesn’t trash the place !

With rules in place to keep the feel of the community in place as much as you can.Sorry, I know this probably doesn't help answer your question much but it's a good and provocative question for discussion! 

Doesn't offer any real protection, but it does provide a buffer between myself and the tenants.

You can always extend her lease if she doesn’t find anything in time.  

Shared laundry probably doesn't make sense for only 3 units.Individual hook ups would be a big selling point to new tenants, but you can't cheap out by not having a HW hook up to the w/d.

And doesn't leave on 7th, as agreed to? 

At the beginning of August the tenant get in the property with the keys she has and doesn't want to move out since than.

Max LTV with FHA drops from 96.5% to 80% or 75% (can't recall, but doesn't matter because either way 3.5% down is out the window) if you try adding a non-occupant co-borrower on a 2-4 unit property. 

I'm assuming with a lender like PenFed who doesn't need to do an appraisal if the CLTV is below a certain value, that they're using some formula to ballpark the current value.

For the existing system:  If there is any residual value of the existing system (which it doesn't sound like there is), I believe you can deduct that residual value the year when the system was removed.