I understand I'm still going to need to check up on the property a few times a week to make sure we're still on the correct timetable and to make sure the work is being done to my standards.As I'm typing this I received confirmation that the seller has accepted the addendum and has agreed to close early.

But I would assert that inflation is a given, the appropriate timetable to assume is not so clear - But, I would venture to say that we will begin to see such pressure within the next 3 years.

The trick here is to keep accelerating the eviction (the timetable will accelerate naturally if she's paid bi-weekly anyway) but you want her to see she keeps getting these pay or quits earlier on in the month.

Some of this also boils down to your timetable.

Problem is that this is really hard to forecast so your IRR has a very wide confidence band and your cashflows are likely negative for a long time.-TIC

Set a firm timetable with your contractor and incentivize him/her financially if they beat your agreed timeline.

Don't sacrifice your dad to move up your timetable.

Indianapolis is a great market to invest in - if you're looking for a buy and hold strategy, your time-table seems great for that!

Thereby allowing you to implement your forced rent raises at a much more efficient price and timetable. 

Be Patient - she will get there on her own timetable, but it's important to let her drive it.