You will find that having this time now to focus on RE will bring fruitful results.

There is already a separate adjustment for age of the house, so I don’t think this is a depreciation issue.

No bridge loans, unless the property didn't qualify for agency (meaning, hasn't been 90% occupied for 90 days), but if I did do bridge, I'd structure it like agency--take a lower LTV and no renovation reserve.  

This is not attractive - especially at a high 3.00% (pushing 4.00%) rate with no IO.95% of the time, this client goes for agency financing - but given the nature of this small loan portfolio - I don't think agencies are the right puzzle piece here. 

It opened my eyes to possibilities, and because of taking action on what the book talks about, I have made relationships and partnerships that are proving fruitful. 

Try asking local RE group or on Facebook classifieds locally if anyone or the community has recommendations for agents that have a great track record.

The deals happen so quickly calling the cops may not be as fruitful unless they were able to search the house.

This is in the Palm Springs area and it is a desirable place to live so even if she left, I know tenants are not hard to come by.All of my deals have been "low hanging fruit" wholesale deals with equity cause this is who I have been direct marketing to but now running ads this is my first lead that is not so clean.Is a seller financing situation the best case with a down payment of the balances owed being worked out?

Too much production and your heirs enjoy the fruits of your labor but you and your wife don't.

It's also the low hanging fruit in terms of answers.Even if the OP found a HML that would advance on a future value so as to limit her down payment, the interest demand will likely put her underwater.