3/1 detached will have maintenance/cap ex in excess of $300/month over the long term in today’s dollars.  

Friendly reminder you can do a Conventional loan 95% LTV to purchase a home for them.

This way I can also control the maintenance cap/ex aspect. 

Then, narrow down from there and reach out to an investor-friendly agent you can find on the BP agent finder. 

Investors should be extremely cautious with Qualified Intermediaries that also represent (and get paid on) replacement property solutions or Qualified Intermediaries that refer clients to their "associates" or "friends" for replacement property solutions so that they can get paid a referral fee or those that actively put replacement property solutions together in order to make money.  

As they mention one of the best solutions is to make sure water does not flow toward the foundation it should flow away from it for many reasons structurally but water is not your friend.

Then we ended up had to evict the ex-owner from this property after the purchase which was no fun but something we are experienced to do.

Her friend was her lender.

Otherwise, he can give you notice and move in with family or friends.

Many investors who are in a similar position in my market (another HCOL/tenant friendly area) choose 1 of 3 options.1.