I’d have a better picture by sitting down with someone at a bank, but I did a calculation online and the new loan on cashing out $130k would still be covered by the current rental payment.

 @Eric CarlstromRegarding taxes, be sure you are not paying too much and that your CPA/tax professional is up-to-date on the regulations.

We found this home through a combination of online tools and personal exploration in the area.

We found this home through a combination of online tools and personal exploration in the area.

@Joshua Tobin They all pay online through AppFolio.

Find out the date of the "switch" and make a new listing and block calendar until that date. 

If you and the tenant can work things out amicably and determine a move out date + monetary amount for early lease termination I'd also speak with them about having permission to show the unit prior to their move out date. 

For example she starts dating a carpenter or a handyman type (or even worse a wannabe carpenter or handyman) who moves in and does work on the home and claims they should have equity too for making those improvements.

If that's the case and you aren't viewing more properties in person than you are making spreadsheets on, you are destined for analysis paralysis.Spreadsheets can only tell you estimations based on numbers given to you online or by a real estate agent whose job is to sell the property.

The other half of the accounting records is coming from online purchases, utility payments, etc etc where they are sending you an email.