Accounting for all the services, putting together furniture, decor, etc takes a lot of time and supervision if self managing, especially long distance. 

I come from a project management & process improvement background (Lean Six Sigma Master Blackbelt, PMP, Stanford Certified Project Manager) and have applied the lessons I've learned implementing SmartSheet solutions in a fortune 100 company to my own real estate investments and have found it very helpful.Example SmartSheet Capabilities:- Dashboards with charts and reports- Workflow notifications and approvals- Formulas- PDF automation- Gantt chartsUse Case Examples:Deliveries - Given that I'm not physically present to receive deliveries I need to ensure a smooth handoff to the individual receiving the delivery, ensuring the furniture/appliance/amenity/etc. is in good condition, and staging it.

All in was 45k down, 35k for renovations and furniture - including a stock tank pool.

3% vacancy seems really low.What about internet, landscaping, snow removal, advertising costs, furniture, sheets, decorations, Matresses, business license, etc etc.

Less than impressed with its scratch resistance and toughness (some furniture created dimples in planks).

But as the property owner, I'd be more concerned with my investment's structural health than the added liability that moving some ruined boxes and furniture could incur.Addendum: the above post assumes the "back-room" is attached to, and part of, the house :)

Hard costs for a project can also include things that are not part of the construction contract but that are still necessary to make the building usable, such as furniture, fixtures, equipment and specialized mechanical or electrical services.

This stuff unfortunately happens, when i bought my first house ( current one we live in ) we didn't know we were approved until we were sitting at the table to do the closing, our Lawyer had to call and get it straightened out so we could close. if it does not go through, why not try and rent it, then the new tenants furniture will be staging it for you. or see if you can find an investor or wholesaler that may want to purchase it, you may not get as much as you originally listed it for, but you will sell it. 

It appears there are still many items in the home, yet we truly can not tell if she has been home.We think she may have just left and left most of her furniture as the items are really not much to speak of as far as quality or value.Do we go to court to evict someone that is not there?

Many used furniture stores and even 2nd hand stores will often clean out houses for what they find, some will even pay to do that.