This may sound kind of harsh but would it be a possibility? 

(sorry, not meant to offend).I know a lot of the comments, mine included, can seem harsh.  

I did one to pay off a seller-financed loan with an old guy that had drama in his family and the cost of capital was 10% exactly. 

The existing tenants were able to find a replacement tenant, such that the increase in rent isn't all that harsh on everybody.

I'm not trying to be harsh, but rather I'm telling you the truth.

Great credit to some companies may not qualify you for the interest rate you want at others.Sorry to come off harsh, I'm a fellow college student that works (on the books) and I know how it is.

I dont see how you could think that you could get away with only 5k out of pocket if the seller said they would not contribute to your costs.Im sorry if it sounds harsh, but again 3.5% of 165k is over $5k.If you found a different house where the owner was willing to take back a second lien position, that would work.  

Getting caught up in tenant drama is not your responsibility.

Its her first post, so lets no get too harsh and scare her off.......we all started somewhereTotally agree with all above....get an attorney and start the eviction now.....should have done it months ago.Lesson learned

Too much drama in that county, and way too much crime.