In order to collect you need to have sued her and won a judgement. 

The judgement is only for 7k.

@Devin CreekSo the moderators judgement. 

With that being said, I prefer to buy vacant units so I don't have to terminate leases or drastically hike up rents upon purchasing a place, not to cast judgement on those who do so (a lease is a contract, once that's fulfilled you don't owe the tenants below market rent, nor should they expect that), but that is my personal preference.

I stumbled across an internet service called Logyourmessage that proports the emails sent through their service use date and time stamp logs for when or if the message is read or ignored and are as good as receipts for certified letters sent through the USPS if you need to go to court for eviction or for a judgement for arrears. 

Unfortunately, most analysis that doesn’t come with professional judgement isn’t going to be very helpful.

All your concerns about debt will not be of consequence with this type of loan provided you don't have outstanding judgements, tax liens (maybe your IRS situation, but mostly property taxes), or bankruptcies, foreclosures, short-sales, etc... 

CAP rate vs ROI : https://www.stessa.com/blog/ca...This site uses 50% rule for operating expenses, I've also seen 30-35% used - use your own judgement when calculating, depends on several factors like age of property, type of tenants, weather/location, etc.

Their judgement proof. 

You aren't beaten.The house may cost you everything you've saved and labored to build the last four years, and if you want it to, it can be a distant memory, a life lesson in a very short time.What you are experiencing is a hardship, not a cosmic sign, not a message from God, not a judgement of karma.