Fix the problem and make them pay for it.   

After fully renovating both units, I refinanced to pay off the loan and held it as a long-term rental.

Purchase price: $275,000 Cash invested: $294,000 Sale price: $355,000 Seller was behind on pay HOA payments and in risk for losing the property.

I currently use Followupboss, prop stream, I alternate between calltools and mojo, I've also tried smarter contactIm looking for a CRM that incorporates all of this but Im not paying a crazy amount.  

We only needed to pay earnest money and a portion of the closing fees bring upfront investment to 12-15K.

I am finally at my two year mark not being W2 so if I can skip past DSCR loans and the such that would be much preferred as I dont want to pay the fees if I don't have to as I am trying to get some money I put into each unit to renovate back out of it. 

You might not cash flow right away, but even just offsetting what you were paying in rent while building equity, getting tax benefits, and learning how to be a landlord is a game changer.

What is she doing now in terms of paying for housing? 

Hot tubs pay for themselves.  

I would keep the deposit unless I am able to rebook the dates and then I would only make her pay the difference for any unbooked nights.