They were all small incl. interest, capital gains, rewards, rebates, incentives, etc.

The actual process was pretty simple and I gave the tenant numerous opportunities to leave on her own but she refused my last attempt I even offered her $500 to leave.

The better the deal, the higher your reward should be. 

This has been an exciting experience and all of the hard work feels like a reward!

Things to consider there would be impact on working capital, uncertainty around 'unknowns' (more risk needs more reward to compensate), and your comfort level and liklihood of a kind of worst case. 

ARV is about $360k There are numerous loan products out there for your situation, but all (that I've seen) require a personal guarantee and are full recourse.

It is not difficult to serve a deadbeat tenant; there are numerous tricks to get a tenant's new address (some discussed on BP) if you have done your due diligence upon on boarding and collected enough data on this person during that process. 

If I can avoid driving to the bank to make deposits then I would prefer to spend the time doing something I find more rewarding. 

Hey EvanThere are numerous first time buyer programs out there. 

That gives you a much better idea of the risk/reward/hassle relationship.