Eliminate debt, establish a budget, and save.

I am expecting to do 3-4 deals per year until I get to 20 properties or so and then snowball the debt so they are all paid off by retirement. 

Also do you have any debt?  

This is where everyone started.Residential investing is very forgiving by nature, you have to try hard to really screw it up.

Then tell them you're willing to forgive their entire balance if they're willing to pay x and move out by x date.Do not cancel the eviction though until you confirm they're out and held their end of the agreement. 

Because real estate is FORGIVING.  

Yes, it is debt tied to a property she owns.

Eliminate debt, establish a budget, and save.

They can also be more forgiving on condos (warrantable versus non) at times.

And you do not technically have to replace debt.