If she dropped off the keys at the HOA, then she must have written proof that keys were dropped
off, or she is liable for the keys.
Regret to hear you are having problems, give her an Ultimatum, and send her a letter
and a courtesy call.
Sorry you're having troubles. Rentals are going FAST. Is your rental advertised in the Realtor MLS system with at least $250 commission to the tenant's Realtor? I have seen absurdly low amounts offered to Realtors to bring a tenant. Even as low as $40! Wouldn't even cover the gas to cart a tenant around. Meanwhile the listing Realtor oftentimes collects 100% of the first month's rent.. I've even seen someting similar to this on a $3k/mo rental.