@Austin HughesLike Russell I have seen people come here for advice, not get what they wanted to hear, get angry and argue.You did not ask for advice but showed some maturity in seeing a theme in this thread and acting on it.  

The underlying theme was purchase a property being mismanaged, in need of repairs (chiefly cosmetic), fix the deficiencies (managerial and physical), raise the rents, and monetize your profit by trading up to larger property where you can do the same.  

In a reverse application, when a payoff is requested the UPB is reduced by any amounts held in suspense.  

Should I offer to give her 14 days to leave, (or evict/  negotiate with tenant / cash for keys), assuming she doesn't pay today, and place the med student?

The Outback is a smaller group and the speakers are mostly local and therefore the info is more specific vs the general type of theme at SDCIA.

If I am correct I would need two forms..one for the me to get the property under contract and one for me to assign the contract over to my investor?

I like the update theme throughout.

If so ... we stopped that practice Years ago.... you meet with client one time in office or home and get them pre qualed ... you then set them up on top producer or what ever on line system you have that gives them e mail alerts for their target property.. we have them do the drive by's ( this eliminates the houses they don't like because of curb appeal etc) and in our market the buyers usually have all the school crime walk score etc etc done themselves ..We then show up and only show houses they are really keen on .. rarely show more than 2 or 3 before offer is written.. and NEVER drive them in our cars. 

Secondly, looking into Hard Money lender seems to be the theme/used by others investors here.

David A.This is a recurring theme that savvy REI investors seem to adhere to- Go where the best potential for growth is- I will be doing lots of research as far as infrastructure growth is concerned.