I was honest about my inability to do the deal with a normal 20% down(probably could have but didn’t want to) but if the seller could carry 10% I had enough cash ready and could close within 60 days.

Investors normally get there payments on time, most of the tenants stay for long periods of time because if they move it is a hassle for them, and since section 8 requires that the property stay in certain condition it will help keep the maintenance costs down. 

9) No tenant after 4 weeks: During Nov-Jan this is normal!

I understand being in high cost market and it being difficult to buy but the "cash flow on paper" inexpensive markets is a gamble.

i.e. longer than normal vacancy, bad tenant screening, poor maintenance, skipped rent payments, etc.There could be a handful of reasons why it lost it's ability to cash flow.

Normal residential BRRRR just seems very difficult right now, but I also don't wanna put 25% down on every property I buy. 

But like I think I mentioned in some other states ( I have not been in one in Ohio yet) the boiler plate of the MLS / board of realtor contracts normally call for mandatory non binding mediation. 

It is very much case-by-case and requires understanding of the current regime for personal itemized deductions, as well as gambling on the proposed changes to this regime by the current administration.

Being a normal person and giving someone a heads up has not bit me, yet.In addition to what the law requires, I always shoot the tenant a heads up either via text, call, or email.If they are mostly responding to email, then shoot them an email.Emojis and gifs work wonders in today's day in age.

Wait until the move-out date and confirm she's gone, then handle turnover like normal.