We drafted a short-term “use agreement” giving her a couple of months to find a new spot for her outdoor furniture and tools.

You could use tools like Airdna and Pricelabs, filter for 30 min listings, and see what it tells you.

@David LewisOK - so - if you're just doing Internet searches and are already ready to give up... you should put some more work in first. 

Be sure to check out the free tools BP provides to help analyze deals you may have and also market insights.

I'm searching for an investor friendly agent in that city.

Avoid PMI and then go to a local credit union and get a heloc after closing to gift the money back.Have this as a tool in your tool belt but pursue use of the 3.5% FHA, knowing that you will be at a competitive disadvantage if you are competing with non FHA buyers, then you can call in the favor from your gift person.Just know that if someone gifts you down payment money, your bank will require them to sign a letter stating that it is in fact a gift that doesn’t need to be paid back.

I would read up on the risks before collecting rent with those tools.

Building a Compliance ChecklistA compliance checklist is a powerful tool to ensure your properties meet all requirements.

All of the tools that you use to try to figure out if a potential tenant will be a "good" tenant revolves around trying to answer those 3 questions.

Be sure to check out the free tools BP provides to help analyze deals you may have and also market insights.