Also, late fees are $6700 of it. which isnt a promising signI was going to look at large CAPEX during due diligence phase more in depth for sure.

@Jordan D LeClaire,  I promise that if you want an FHA loan and want to put 20% or more down they wont stop you.  3.5% is the minimum they allow there is no max in theory you could put 99% down and get FHA 

This will be the easiest to mange and handle if it's going to be one of the few you have.Avoid the sub 50k turnkey that promises you something like 8-1k mo in rents, this will not be a good investment for someone just starting out.

Did you make any promises to the tenant when she moved in?

LOTS Of fake lenders work BP  face book linkdin etc.if you cant find anything on them I suspect you may have run into a fake.the telling clue will be1. rates too good to really be true or lower than industry norm2. too quick to approve you..3. they want a modest deposit up front and give some BS reason why the want it.4. no website ( although many fraudsters have generic websites website alone does not mean anything.5. check on licensing.. there are only about 12 states that require licesnes. not sure about our state thoughBut I would say 95% if you cant find anything on them.. and any of the things I said above are what they are telling you,, cheap rates small up front deposit.. probably not real and you will just lose your 500.00 bucks or whateverOh the other great one is you have to buy an insurance policy because your new or a little weak on the financial side.. there are NO insurance policies for private loans if you fail to pay.. that's just another fraudulent payment to a non exisitant entity.real estate lending has become the new Nigerian prince scam..

I know there are people that have invested out of state with turn key providers, and people that have been ripped off by people that put fake tenants in, etc.

Put together a fake add for an apartment similar to yours and see how much interest you are getting. 

With the amount of fake accounts taking place, if you reached out to a bunch of people but have no photo, I'm sure many of your requests blocked you or reported you as spam. 

I will promise the owners $1000 a month for 5 years and have permission to sub-lease and am keeping whatever profit I can make (say if rented for $1500). 

Whether the "rescuer" lies about what will happen when the foreclosure takes place, or takes title with a promise to rent-back at an unaffordable rental rate (only to evict the prior owner later), or whatever, the end result is someone other than the homeowner ends up with the equity.