Offer to help them for free with whatever they may need in their business (be it organization, finding deals, marketing, painting their flip, etc) in exchange for their mentorship during your first deal.

The tenant may voluntarily agree to leave in exchange for a cash payment or some other benefit, but you cannot make her leave unless you were completely removing the building from the rental market under the Ellis Act (and I am not as familiar with those rules to know whether it would work here).So, with all of that said, if the deal depends on this tenant vacating the apartment (which, if she is paying $350/month rent, it probably does), then I would only move forward if the seller will agree to deliver the unit vacant at close of escrow, OR, if you can obtain a signed agreement with the tenant to move out for payment (and for that agreement to be upheld, the tenant should probably be represented by a lawyer).  

The only thing I would add to it is that when you do go to your local REIA meeting, network to find a fellow investor doing the kind of investing your want to focus on.Offer to assist them with anything they may need (finding deals, painting their flips, organization, letter campaign's, etc) in exchange for their mentorship.

I would be happy to help analyze deals (I recently built an easy to use excel model, which I'm happy to share) in exchange for meeting to discuss your business or to shadow investors as they meet with brokers, manage property (tenant walkthroughs, rent collection, repair supervision, eviction, etc.), negotiations, and closings.

One for 28k that rents for 400 a month with a 70 hoa and another one at 50k that I put 6 k into, sold and did a 1031 exchange to acquire my newest property.210k purchase price with 90k down owner financing on the remainder at 6 percent interest only for 5 years with balloon payments annually.

I am looking for a real estate agent in the Hampton Roads area that can help me with foreclosure and REO lists, in exchange for doing the sale through them.

But it is very possible that they may be interested in a partial exchange to pull some cash out or buy down a certain amount.  

I have been following the BP discussions and saw that many of you are actively looking for a first deal.If any of you guys want to meet for coffee to exchange ideas or just talk about the RE market in Baltimore, drop me a line and we'll make it happen.

I am offering my time to anyone who may need anything done here in Lancaster or Palmdale Ca in exchange for experience and education.

If you do a 1031 exchange then everyone would have to be on the next property.