For the NOLA duplex I have not yet fired her, I’m worried about the unknown but her lack of communication is forcing me into that action.

We took the reverse action and started lowering asking rents until they moved.I suspect the reason that one property of yours turned quickly is because your asking rent was very favorable vs. local competition. 

It's more important to own investment income producing property that generates at least 10% annual ROI than it is to own where you live.

The fact that you think the tenant is a pain has nothing to do with how you maintain the property, you could be creating legal and maintenance problems for yourself by not taking action. 

IF the lender does find out the lender can choose what course of action to take.  

This amounts to lost opportunity because if you had purchased RE, at the closing it can start producing return. 5) ADUs detract from the existing structure whether this is privacy, a garage, or just yard space. 6) this is related to number 1, but there are many more buyers looking to purchase homes for their family than there are RE investors looking to purchase small unit count properties.

Just take action you do not need a mentorship.

That could involve mediation or court, OR possibly if nobody takes an action you may simply be awarded the EMD back after a certain time period.

It should be producing far better return than the passive s&p to justify the effort.Good luck

would love to help in anyway i can. go to networking events in your area. you can find them on many different apps. best of luck on your journey, keep learning then take action