Personally, I've been in this niche since 2007.

Given the details you provided, I personally might not want to settle this in mediation with this tenant however as I'd probably just want a judge to cut through the BS and tell them to pay up and get out at this point.

Do you have other collateral, such as another income property or your personal residence (last resort) your seller could record their lien against? 

While personal circumstances can vary, it will be a unique situation indeed if $10K in debt should force you to declare bankruptcy. 

I personally find that half the battle is just getting myself to write down & track progress

In fact, New Jersey law prohibits you from listing personal identifiers on the form. 

Explore my personal favorites, Set For Life by Scott Trench or The Total Money Makeover by Dave Ramsey, for invaluable financial insights.3.

I have personally invested in both turn-key and value-added properties. 

Since your an estimator are the materials and labor based on facts (i.e. hard costs a labor units) or a guess.Nothing personal but I wouldn't consider anything you wrote there, if I was buying I'd do my own estimate/SOW. 

I have been disappointed with the amount of fees and personal piggy bank attitude that the PM has regarding owner investments.My experience with JWB has been lackluster at best.