Veteran investors in your shoes either have a license or a good agent.

If you guys were in my shoes, what would you do to get the most $$ out of it as a rental down the road?

The first thing I would do in your shoes is call the PM company and get somebody to explain to you how they justify $200 to replace an air filter.I've never seen anything this egregious, but this is precisely why I do not use a PM company.  

If you work with them, they might let you step into the debtor's shoes at the reduced balance.They get a better debtor (hey, that rhymes!)

See BP Podcast 229 for more information.If I were in your shoes, and depending upon how good the friendship was, I would ask her for a portion of the profits she's made thus far, since you gave her a "friend's rate" on the rental and she's technically violating the lease, it's only fair.However, since you think she's not going to be honest about what profit she's made, I would assume you really aren't very good friends, just very old acquaintances.Regardless, I would terminate her lease at your earliest opportunity and begin short term renting it yourself.

If I was in your shoes I would do driving for dollars and know the doors and the neighbors.

So just completed a home/termite inspection on a duplex, found termite residues (State of NC defines it as active termite infestation), there is minor noticeable damage on the shoe molding on the floor but no signs of wear and tear on the wall but I nor the inspector cannot tell without ripping apart the wall how bad the infestation is- the seller is willing to pay for a termite extermination but my concern is how much damage these termites have already done on the inside of my walls that I cannot see- is there a termite expert professional I can hire to inspect the home more in depth during my due diligence period or anyway for me to get a peace of mind for this matter? 

I had *contractor* come in to look at everything and he said that the wood by the kitchen sink as well as the wood in the front closet had water damage (maybe from wet shoes?)

(There have been counterfeit bank check issues going around too)

That is great to see that you are finally looking to kick start your business in REI, I was just in your shoes 10 months ago and I can't say that I had a bad time.