We moved out end of November.

These are the key to getting a loan.  

The key is by leveraging OPM (Other People’s Money).Do you have private money lenders in your circle who might fund the deal in exchange for equity or some interest?

If you move walls and remodel kitchens and baths, hire subs and do it yourself.   

I am trying to hire a licensed REA for my LLC to perform occasional open houses and move-in/move-out inspections since I am out-of state from my rental property.I have the REA identified, now I just need to know the steps to creating a contract for them and me to sign.

I'd also start the marketing process 30-45 days before current tenants move out in most cases - it just seems easier to re-let a place that is currenlty occupied than one that's been sitting empty for a while for some reason. 

Move tenants in immediately and same tenants are still there.

You could offer cash for keys to get her out-NEVER hand over any money until they are out and you have the keys and signed paperwork that they are out of the property. 

IMHO the key is having an agent on the buy side who understands the process and can make some magic happen for you. 

When my youngest went to school, I changed my license status to Active, and have learned and enjoyed helping people buy/sell/invest for around 7 years now.Everyone's journey is different....you might one day no longer be a firefighter...you might move to another state....you might want to buy a house one day and having a real estate license could save you some money.