I work a lot with investors outside of the US from a tax perspective but from a mortgage perspective, as mentioned above hard money or DSCR is probably your best bet.

Best bet is likely (not absolute - everyone's situation is different) is to look at a national lender or broker that has options in lots of states - its a great development versus 20 odd years ago, with technology, internet, places like this - can have access to many more options than before (local broker or lender thats it)

Like contact cases, wrapped toothbrushes among other things.They do get used and I am sure they are appreciated.They might not state it in their 5 star review, but I am betting that it creates positive thoughts and that helps the reviews.

   #4 Is great and I bet this one can lead to many successful closed deals. 

The departing tenant says she will continue paying rent, but I wouldn't bet on it.

You bet it is lower risk than being on the equity side.

Some use very specific goal setting metrics, some use more general goals, there is no right answer for every person, but I am willing to bet that those that set some goals will be more successful in the upcoming year than those that do not. 

Wishing - betting death on your tenants?

Ive seen what you do and I bet you guys are just over thinking this. 

If you don't want the property any more a 1031 is probably your best bet, unless it's got a huge capital gains capture in which case you could just take your tax lumps and collect your funds.