Continue with the eviction until she vacates.

All of those are profitable.I am looking to get into vacation rentals and have not found a formula that works like this. 

We then use the proceeds to 1031 exchange to several properties with a turnkey provider in other states outside of California. 3 states to be exact.I have a few questions (my CPA is on vacation that's why I'm asking here, I'll confirm with him after he is back)1.

Look for vacation rental owners associations in states where you're looking.

ARV: $120-$130k (Owner was wanting $125k, the best comp is an identical property across the street selling for $119k.)Market Rent: Approx $1000.Taxes: $911/AnnuallyUpdated flooring, paint, appliances, HVAC, Electrical, and Plumbing.So after a long text conversation with the grandson, who is the 'actual' owner now, laying out what I'm trying to do and how I can help them, he's willing to talk on the phone about the deal specifics when he gets back from his vacation on Thursday.Long story short, I find myself able to talk candidly and passionately in passing, but am fearful of over-explaining or over-simplifying the lease-option deal I wish to construct here.

If so then one short term rental/vacation rental (airbnb, VRBO, HomeAway) could provide that kind of cashflow if done right.

If there is no signed lease, you are on a verbal, month-to-month lease agreement and the Landlord can give you notice to vacate or change any other terms of the agreement with 30 days notice.

These were tools I personally used to mitigate the risk on marginal tenants and/or those that would commonly give notice to vacate and then say "I'm using my security deposit as last month's rent." 

Although this particular situation has turned into the tenant vacating on their own.I thought about going the self-help route, but didn’t want to mess anything up and have the case thrown out (and have to start over).

I wasn't given any information on the tenant from the seller (bank owned), unknowing that the bank has reached court settlement with the tenant to vacate the property at a date few months after my closing.