Sear that into your soul: equity is dead money.

So be rid of her.I would do some serious soul searching about your screening practices.

I appreciate the insight you have regarding REI from your perspective or your niche... but for some reason, I doubt you are the authority on this subject.I like the back and forth, but try not to be so soul-crushingly authoritative about something you likely have little direct experience with or have even spent 10 minutes outside of this thread learning about.  

I don't have anything specific like incidence on her just a general feeling that she is a lost soul.  

That said, if you believe anti-discrimination ordinances are fundamentally "anti-landlord" yet at the same time think you don't hold prejudices against certain groups of people, this may be a time for some introspection and soul-searching.  

Warranty companies are like insurance companies.Been there,done that.The only things that are covered are the zombie apocalypse and an alien invasion.With your soul as deductible on every expense.And I've lived 5 years in Cleveland,5 years in Jacksonville.

I am trying to be realistic about my expectations and am very happy to work very hard, especially as I become more confident that it is possible to eventually replace my grueling, stifling, soul-deadening office grind with building a full-time real estate investing business.

This generic advice of just go out of state is very bad as it pushes people toward Turnkey providers who in some cases eat souls. 

They leave ink pens in the dryer for the next poor soul.

I was in the finance industry dealing with the stock market but it was soul crushing so i decided to make a career change.