Legal Question in Real Estate Law in California

Rent to Own property

I had a friend who is a real estate agent. She offered to sell her house as a rent to own contract for a yr.We agreed 20K to hold the house and she was not to spend it.If she was unable to get me a great deal then I would get my 20K and we would negotiate the yr paid.She was fully aware of my financial status.I believe she has ran my credit more than I authorized, purposely dropping my score.I would only forfeit the 20K if I backed out.During the yr she made several promises;among them to add me to the title and fix things around the house.She did the paperwork using a friend’s name (fellow Realtor) or her company wouldn’t let her do it.She told me she would sell me the house at 380 then it went down to 315 but that she was waiting to get a better deal.She went as low as 310. Then she told me I need to move out because I don’t qualify.She owed 445K on the house.I asked her about my money.She said she spent it. Maybe she could do small payments but that she was broke.She said it was my fault I didn’t qualify.She wants the keys this Oct. 31st. I moved in Nov 1st. the yr prior. I spent 2 weeks cleaning; she said she would clean, never did.If I give her the keys I will never see the 20K What are my legal options?

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