I was hired to get things back on track, but she wouldn't play ball, so I filed for eviction.

But deep down, they’ll know this was a smart play tailored to them.Let them come to you.

Any further detail is because your business wants to see more detail.DISCLAIMER: I am not an accountant or a bookkeeper, nor do I play one on TV. 

Replacing windows went up about $100 each just to play by the rules.

Yes, having tenants pay ACH via a Tenant Portal software is best, but not all will cooperate and some will play games that result in NSF charges.We allow tenants to deposit cash/check/money order directly at our bank into our account.Many Class C & D tenants have challenges adapting to unfamiliar ways to pay and is often not worth the hassle (and possible evictions) to get them to change:(

If the contract was sketchy at 3 pages I wouldn't have faith that they will play fair. 

Quote from @Willie J Baxter: I used dealcheck on a multiunit in the area and played around with it till i could cash flow positive $250/mo.

Sidenote: I am a note investor and play in this space as my full time job, so I am not some crackhead. 

He’s built an incredible network of people who each play different roles to streamline the deal process.

I would try not to tie up any of the principal in down payments.Personally, I had a family member do this same thing, but they used an investment portfolio as the collateral instead of real estate.If you play your cards right, this might be the only short-term money you ever need.Please let us know what you end up doing.