They both have great jobs as nurses.

I will treat a witness as a trespasser.I want to really emphasize that this lady is a major headache and may have mental issues.It is possible she has been fired from her job as well. 

That fee between the broker and the leasing agent is cut up and that amount varies.

@Nathan Gesner My justification for taking the risk is that I have a solid W2 job so I can afford to take a hit for a couple of months for vacancies and maintenance.

You'll potentially increase your stress, fail to replace your lost income, and possibly lose part or all of your investment property equity.Focus on replacing your job and stabilizing your finances.

Due to the income earned in the landlord account that goes to the benefit of the client, you should cut the check directly from the account through the bank and do as the law says, hand-deliver or certified mail.

Unless you are getting a bank loan and are willing to accept higher interest rates and balloon payoffs, buying within an LLC is not a clear-cut decision.An LLC can be created very quickly and should costs under $1K, but you need to know there will be costs and time to maintain that LLC every year.  

just curious) - Flat fee for advice or a small profit cut (5–10%) if she’s hands-on.

I am new to real estate investing and want to break free from my 3pm-11pm job.

That said, I'm considering selling the property to cut my losses before they happen.