The tree removal quotes were extremely high, with one company quoting $19,000, citing that I would go through the insurance company.

They are immaculately clean, well stocked, and extremely responsive.  

Basically her lease runs out end on October of this year.I want her out as she has been extremally mean and nasty.I already told her (verbally) that her lease wont be renewed.Do I need to sent her the official letter for early lease termination?

Looking back on where we started from, both working at fast food restaurants, I am honestly in disbelief and extremely grateful.

I've just gotten multiple unsolicited compliments from multiple tenants and it's extremely user friendly. 

We have a contractor we have used for her business and our personal home that is amazing and extremely reasonably priced that will do rehabs.

Even if I wasn't ready to pull the trigger on an investment today, I would probably stash that money someplace simple and safe like a CD at 5%.

Go to Etsy and search for "rental property tracker," and you will find hundreds of nice spreadsheets to track 10-20 rentals, usually for under $10.Software has extremely helpful features like online payments, marketing syndication (click a button, and your property is advertised on multiple sites), electronic document review/signing, maintenance tracking, and owner reports.

Sale-Leasebacks have inherent challenges because the tenant/seller is incentivized to market the property in such a way they get they price they want, but if the entity who signs the lease is weak and there's no personal guarantor, they could stop paying rent the day after you close leaving you high and dry with very little legal remedy.I don't know your market, but in my eyes, any 10% cap offering is either an extremely weak tenant OR a tenant that has very little term remaining with no plans to renew.If I were, you I would very seriously consider how much I like the real estate and what my odds would be of refilling the real estate with the same or better rent and/or a better credit tenant once this tenant goes belly up.

We have central air and sometimes the AC doesn't cool enough in extreme hot weather situations.