So we would have to get a loan, pay off the seller and transfer title and then wait the seasoning period before doing a refi unless there is a bank out there that will treat it as a refi off the bat

Lenders don’t pay for problems.

Even if you pay 10% in interest.

So for example; if you pay $500k for a rental and $400k is building value. 

If they don't pay willingly, what are my options? 

You may be required to make estimated tax payments when the property sells.It depends on what your 2024 total taxes due were and 2025 estimated total taxes / withholding / estimated payments are.If you pay in atleast 90% of the current year tax or 100% / 110%(Depending on 2024 income), you are normally considered good.You may want to consult with an accountant for more clarification.

If someone is unable to satisfy these preliminary requirements, they have no business paying for the services and good luck getting the service providers online to provide this information to you. 

Is she paying a property manager?

But if this is a one-off, it's probably better to pay a local co-host who already has the local connections.Talk to @J.

If worse comes to worse and I need to get a judgement against the tenant and co-signer(s) can I force them to pay?!?