@Villy Ellinger out of curiosity, what sort of issues are you having with your CPA relationship?

Separately you calculate your preferred return in the same way by having a starting accrued preferred return (should be $0 to start in the first quarter), accrued pref for the quarter (multiply the ending capital account balance by the preferred return rate, divided by 4 because this is quarterly), preferred return distributions, and an ending accrued preferred return (a sum of the above three).  

What does the deed look like (my own curiosity).

In most cases, the foreclosing bank will open the bidding on the property for the amount of its judgment, which includes not only the balance of the mortgage owed, but all the costs that the bank incurred in the foreclosure suit, like attorney fees, accrued interest, and anything else they paid.

Just out of curiosity, if you want to keep them talking, wouldn't it be better to ask an open ended question? 

Here is what I would do, I would raise her rents in lock step to everyone's BUT I would talk with her and reassure that I will allow her to pay what she has been, and let that balance accrue.

I would get a job in real estate that you have interest or curiosity: property management, appraiser, receptionist/administrative work at a real estate broker, construction/trades.

What would your ultimate win situation look like out of curiosity?  

Collateral is the property you're trying to buy, credit has to do with whether you've paid your bills on time and whether you're over leveraged and capacity or the ability to handle the debt you're trying to accrue. 

The first cleaning was a curiosity.