In the beginning I wanted ever call to be a lead and every lead a deal and I spent a lot of wasted time trying to massage a lead like this.

She’s the sweetest most gentle dog.

Second have a non confrontational meeting with your tenants and gently explain to them what you have learned.  

Food is an obvious suggestionVape/Smoke shop Massage(we have lots and lots are near gaming parlors)Acupuncture A mini mart.

The biggest hit points you need to know walking into the conversation:Your DTI (debt to income ratio)Your general credit scoreThe type of property you're going to be purchasing#1: Your total debt will show up on the hard credit pull they do when you apply for a mortgage, don't try to massage the numbers here.

Shop around for gently used or scratch and dent to reduce costs. 

I would also shy away from doing things that require massaging information to a lender.You mentioned that she owns the property outright.

That is what you do while you are hustling.You do not live to work (which is what the gentle man above mere is advocating).

Fortunately the tenant left voluntarily yesterday, I was patient with him, and stayed there the whole day, putting gentle pressure.

It varies state by state on what level a real estate broker/agent can help a seller with a short sale on the residential side.In some states brokers/agents simply submit a contract and attorneys for the parties do the rest.In some states brokers/agents can help with workout options but in other states they must hold a mortgage license.There is also Federal requirements and disclosures brokers/agents must use when listing a short sale.The government calls it "the short sale streamline process".I call it a bunch of red tape that isn't needed which creates more government oversight and bloat wasting our tax dollars.Depending on loan type if the property is FHA then they can only accept a certain amount off of appraisal.A few years back it was easier to massage the bpo using different strategies to get close to your purchase number.Today more banks are using agents with experience doing bpo's and also the banks have controls in place to almost eliminate any manipulation by investor purchasers on value.Another point is if your area is declining by 1 percent a month and it takes 3 months for an approval by the time you close you have lost 3% in value.How you approach a short sale and an acceptable number will depend on what you are doing with the property.Margins and hold times are different for assigning,flipping,and rentals.