Columbus OH for example is a popular choice, with the city experiencing impressive property appreciation surpassing the national average.

Also, focus on 2 years of job/income stability.Class D Properties:Cashflow vs Appreciation: Typically, all cashflow with little, maybe even negative, relative rent & value appreciationVacancy Est: 20%+ should be used to cover nonpayment, evictions & damages.Tenant Pool: majority will have FICO scores under 560 (almost 30% probability of default), little to no good tradelines, lots of collections & chargeoffs, recent evictions.

In general you can't double dip and charge the old departing tenant while alos collecting rent for the same unit from a new tenant.

It's relatively easy to sell land with owner financing, and so far I haven't had any trouble with collections.

They likely collected these upfront to determine the best loan product (likely wanted to compare with a full doc loan).

I was under the impression that this clause says  that the appliances are there but they are not included in lease so Im not responsable for them and that it is their choice to use them or not.

If there are common areas in the commercial property, then sure you would need to do the accounting regarding who pays what and what's collected among the various tenants. 

Without knowing how long your process takes in your state, the best I would do would be to offer to loan her the money at some interest rate, and still follow through on collecting everything she owes.

(Agreement with your client that grants you the authority to collect on this alleged debt.)

Also I did a tiny bit of research and it looks like the "insider circle" is actually just a collection of lists they compile for you.