I'm about a year in... working at our family auto shop and we are currently looking to all get out.

Auto-Owners, Penn-America, and Foremost are a few that will in my experience.I would also recommend requiring renter's insurance from each of your tenants.

I signed up for a free trial with PostScan mail or something like that - their HQ is in CA and you have addresses to choose from across the US (I'm guessing other businesses like a mailboxes etc or maybe a ups store franchisee can signup as one of their partners) - we shall see how it goes - have to get a form notarized and sent back to them then they can start receiving some of our mail.My goal is to have only items sent there that I want scanned - say bills for example - then the bills can be auto emailed to our bill pay system we use. 

Regardless of the interest rate of the auto loan that is a lot of money wrapped up in a vehicle.

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.