Are you paying cash or getting a rehab loan where the lender will advance you rehab funds? 

Talk to your lender to get clarity.

I recently moved to South SLO County and am getting the lay of the land.

Just be honest and fair and give her required notice to vacate-don’t get into all the nuances which would be problematic to getting her out anyway.

Our agent warned us how difficult it was to get anything done in that town.

Either way you want to get an agent or lawyer involved to help you through the process. 

I would get about 20 leads daily and about 1% of those would lead to a property closing out.

FYI, I want to get down payment assistance so it has to be the lenders among the list from the state. 

I want to move her to a yearly or bi-yearly lease so that is what I meant by saying I am waiting to get a lease setup.

So far overall my experience with rentredi has been really good (I found them through the BP ads) and I can recommend but I do still get contacted by my tenants for their maintenance requests which is the main drawback of not having a full property manager in my eyes.