Also come from the construction industry on the material manufacturer side.

If she's month to month give her 30 or 60 days' notice (whatever is required by law). 

@Jason S.I can give suggest a plan for the next year but it requires tremendous self-discipline.

The minimum down payment for a property in this price range would be roughly $27K.That said, you also need to account for bank closing costs, inspection costs, appraisal, attorney fee, and title costs.Your scenario may require a seller's concession to account for these additional expenses.Investing with $50K is totally possible in this market but your journey may be met by challenges i.e.

By using this, you no longer require a 3rd party Registered Agent (ex.

They also claimed its a new form that recently been required.

If you're a lender, I might have some borrowers for you depending on your U/W requirements.

For example, certain states like CA and MA have "claw-back" provisions, some states have withholding requirements, PA has some funky 1031 exchange laws, etc.Work with a rockstar QI (like @Dave Foster) and a real-estate-savvy tax professional to ensure you don't fall into any traps.

The few places I have been interested in honestly looked like they would require cosmetic work only.

@Yinna Wang Make sure whoever wrote the policy knows that one unit is being rented because there may be additional requirements.