Another option is to forgo the entire 10% bit.. and hire a general contractor (again trusted and vetted) as needed, place a key lock box on the property (do not give code to tenants), when something needs to be done, call your general contractor which you have set up ahead of time, give them the code to the key box, have them take pictures before and after, have them send you the bill, verify that the tenants are satisfied and done. 

This house has been sitting there vaccant for going on 2 years now and she hasn't bothered with it , so I'm wondering how I can Incentive her to do what she needs to do ( if anything ) to get things moving along , so that I can purchase it :) .......

I have always had a song interest in these subjects but have no idea how to start learning them. 

What are some of the options for going about something like this?

♫♫There's my song of the day, my 3rd grade elementary school teacher would be proud.If you're actually going to live in it, yup there are 3.5% to 5% down 2-4 unit options out there that do not require mortgage fraud.

Kudos on you for going after it.

I would just tell her, if she agrees to move out by the 1st and leave the place in "renter ready" condition, you will forgo court action, but will keep her deposit to cover Dec rent. 

Reasoning for going above asking price:We spent 4 months putting offers on houses either at asking or ~10k below asking.

Therefore, it sounds like you are not able to do a 1031 exchange from a property with a mortgage to a property that is free and clear without paying tax on the difference.Are there any rules about how long you need to forgo before doing a refinance on the property?

Thanks for going easy on me ;)One last thing from me.