Thank you Nick - my concern is we could sign land contract, but given he's been getting land usage for free, I anticipate he'll be the kind of person who will breach the contract, then I'll have to start "eviction procedures."

I don't think your first step should be raising the rent... you are definitely already thinking ahead to having her vacate the property, so you should simply serve her notice to vacate in accordance with your local jurisdictional laws and procedures.

Their lack of procedure and other processes should have little or no bearing on your landlording, and usually it only takes a bit of explanation to help a quality tenant understand that.

The big reason is that I treat my tenants professionally without throwing emotion into the mix and ramping them up, I document everything, I know the law, and I have policies and procedures in place to act quickly when trouble arises.Now that I've bragged about it, I'll probably have an eviction soon and ruin my record!

It could depend on your market, your Landlord-Tenant laws, the court system, your policies and procedures, how well you enforce your policies and procedures, how creative you are with your leases, and many other factors.My market works great for one-year leases.

I can't speak for every lender here obviously but using a HELOC for proof of funds is a normal procedure.

Knowledge of fair housing laws, ESA's, section 8, rent control, eviction procedures etc, 

If the township closed the oil tank pull without a dig, then there was no leakage, but since the tank (whether oil or septic, which is unlikely) was decommissioned and filled with sand that is not proper procedure and does not preclude a leak of oil.

I would really appreciate to get some feedback about how extensive your cleaning procedures are when you are doing a turnover.

There are procedures like giving notice that are better done sooner then later.