Evictions are expensive, encourage them to just move out if it doesn't get better.

If you're unable to make decisions quickly, I would encourage you to consider other ways to buy properties e.g.

That being said, my phone conversation with them was encouraging. 

My constant telling her of all I've learned through bigger pockets or books I've read sometimes go in one ear and out the other so I'm hoping an event might motivate or encourage her to learn more.

We with encourage our Sellers to set up an Escrow account that we fund so that it makes the payments to their mortgage company on time every month.We have streamlined this entire “subject to” home selling process by creating a packet of all of the documentation required to complete these type of transactions, including all documents the seller would need to send their mortgage company, in an effort to make this home selling method as simple and straightforward as possible for our clients.

I would encourage you to avoid the true C class areas.

Do you renovate interiors as tenants leave or do you encourage vacancy by raising rents and getting the rehab done more quickly? 

I would certainly encourage you to begin interviewing more banks about their "in house" or "portfolio" loan products.  

I'd encourage you to find an agent that understands real estate investing and have them set you up on searches with the keywords "motivated" "seller carry" "lease option purchase"If you are playing at the auction then you are swimming with sharks - even the savviest of investor would be outmatched for the guy's doing it day in and day out in that arena.

I'd encourage anyone traveling outside of your "home area" to seek out local BP'er and hang out.