My biggest advice is don't let the first deal turn you away from REI.Given rising values, it's harder to find higher cash flowing properties than in the recent past for sure.My first turnkey provider deal was in houston at end of 2013100K property "fully rehabbed"Rent $1200/month  (1.2% rent to value..not bad right?)

At end of the time of determination of your TOTAL loss (include deposit as a payment then), send her a letter and process as if going to small claims. 

Those two things generally have a tendency to separate a person from most other people.

Going online may get a few things done, but meeting people and getting to know them has a tendency to work in your favor - especially in a highly political town like DC.

"Polititions, like generals have a tendency to fight the last war."

Often you can find property that has been held for a number of years and long term owners have a tendency to upgrade infrastructure before  renovating suites.

Our places are in Sonoma and Kauai and we're currently under contract on a place in Taos, NM.

Her lease ends at end of December and she is going to leave.

At end of 2008. the U.S. debt to GDP was at 40.2%

I do know an English speaking one here, but he has a tendency to play it too safe not point out all your legal options when discussing strategies unless asked a question explicitly... so you need to do some homework first and he can be a good point of contact for what you can/can't do.