I've kicked the can down the road, and it ain't good.If you don't think a higher paying tenant will not show up, I would consider cutting my losses and trying to sell.

Due to the income earned in the landlord account that goes to the benefit of the client, you should cut the check directly from the account through the bank and do as the law says, hand-deliver or certified mail.

just curious) - Flat fee for advice or a small profit cut (5–10%) if she’s hands-on.

Unless you are getting a bank loan and are willing to accept higher interest rates and balloon payoffs, buying within an LLC is not a clear-cut decision.An LLC can be created very quickly and should costs under $1K, but you need to know there will be costs and time to maintain that LLC every year.  

That said, I'm considering selling the property to cut my losses before they happen.

Most wholesaling firms will make an agent put their commission on top of the deal so why would your investor do that when they could cut you out of the deal.

After utilizing the Do Not Call Registry for phone numbers, my list is cut in half, to about 3,000.

Again, they're ok, everything is a la carte, but at the end of the day you have to be ok cutting services and planning on using exactly what they have forever. 

It was a cut and dry project and since it was my first deal it was an easy entry having already been slightly remodeled.

If you can find the right duplex, renting out one unit while living in the other can still help you cut down your housing costs a lot.