Any ideas on how to handle this?     

It's good the tenant is talking to you, but I suspect she's just filling you full of excuses and you're lapping them up.Cash for keys is what amateurs do when they don't know how to handle non-paying tenants.

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@Shaun OrtizEvaluating distressed properties remotely can be a little challenging but it's doable with the right tools.

Challenges?

If you go over budget or bit off more than you are equipped to handle what do you doManaging the timeline - So you've purchased a home that seems like a valid investment opportunity.

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Currently the other unit is empty and wasn't sure how to handle the taxes regarding this, so I am looking for refences of an accountant in the Phoenix Metro who does house hack taxes.If you have any other pieces of advice or wisdom for landlord and tenant rights it would be greatly appreciated. 

If you do, you should expect a very aggressive challenge by the IRS.At $350K of combined value it might be worth the cost to get a segregation study if you intend to keep these a long time.

Challenges?