I'm sure you've though of that in retrospect, but if you have a savvy and creative agent, beating cash offers isn't that tough. 

Saying there are three people living there when only one is on the lease is good to know, but hard to prove; getting video documentation of three people consistently entering/exiting the property substantially alleviates that difficulty.During your due diligence process, you probably obtained a copy of the existing tenant's lease to review.  

All want experience right now so you must be able to prove you've successfully done it before to get funding right now unless you put crazy money down. 

It's helpful to know that downtown might be a tough spot for investment properties right now, while the suburbs seem to offer more opportunities.

Unless the land had such a signifacant value like over $500K you might find a private lender to put a junior lien against it if you own it "free and clear".I have seen some private lenders offer a higher LTV even 100% if the collateral is sufficient, but again land is tough to resell unless its commerically zoned in a great location.  

I know just getting buyers to sign buyer brokers agreements is tough as they just dont understand it ..

Unless someone can prove me wrong or advise of something I don't see it.

They tried to compensate for this by providing me with an extra list to call which I appreciated but even that proved to bring barely any more lead flow. 

So, 2,080.1 hours on real estate is certainly tough if you work a 9-5 day job.

If it takes you two months to clean the place up and find a new renter, you can charge for two months of expenses and lost rent.You have more than enough evidence to prove she abandoned the property.