I am considering using a property manager for the renewal next year since this stuff causes me anxiety and trying to be a people pleaser is not good business.

You will control the asset and not have constant quotes giving you anxiety.

Preferably a beach community from San Diego up to Santa Monica, Orange County most preferred I think just because I could at least drive by it when the anxiety demands it.

Allow the tenant to hold your property hostage due to her anxieties...okay - not an option.Do over on 3. 

I work in the healthcare field, but am only two years in and am finding that having other people's health in my hands is causing me mass anxiety (but due to high student loan debt, I feel stuck). 

This time although I felt ambushed and some mental anxiety, I feel secure knowing the last 4 years I had prepared for this season.

Having a clear vision of what you want real estate to do for you will reduce or even eliminate your anxiety. 

Thanks again for the help, jumping in to the game can be very intimidating but the BP family sure does ease the anxiety.   

As a result I found that it really pulled me down and gave me a lot of anxiety, to the point that I procrastinated listening to massages over the past month (not a good business practice).

Subtract out the rehab costs and your built-in fee and get a mortgage amount for her.Then get on your white horse and offer to solve all her problems, take away all her anxiety and headaches, AND produce an monthly income for her.