The occupied units are both section 8 tenants with leases that do not auto-renew.

Hopefully the lease does not auto renew for another year, but I would look I to that.Best case, you can have them out by August.Look at their application, if the previous landlord has it on file.

What I'm stepping away from, though, is almost 12 years running a mobile auto detailing business I started in 2007 at 21 years old. 

If you have been at your current job for 2+ years then normally you can count anything you get including bonuses (if recieved for 2+ years, overtime, and or commissions)I am looking at the debts you listed and I am led to believe that there are many things missing such as an auto payment, credit card debt, student loans, etc.

Unless of course you have active friends and family that will use you.Access to the MLS is great but... not necessary if you have a great agent who can get you set up on an auto email.

It's also time to do a budget review, like phone, internet, newspaper, Medicaire supplement, prescription premiums, and other subscriptions/auto-renew payments that will show up in her bank account. 

@David Lee Hall, IIIWhen people use auto responders through meet up groups or others; you have to see if they have dont funding in your area and the state. 

Once you have good tenants this is on auto pilot so why give away money to a PM?

My Goal:  Put on auto garage doors and park my car in the left side of the 2 car garage, but because it's a single lane driveway it needs to be clear to drive up to the garage (hence, he loose his 2 car driveway parking). 

I simply rounded up to the nearest 1000.so if the payment was 1200, I paid 2k  if it was 1800 I paid 2k... set it up on auto pay and forget it.when the crash happened ..