Unfortunately, most landlords wait until a problem appears, then they eventually realize they are behind the 8-ball and try to figure out how to fix the problem.Do yourself a favor: buy "Every Landlord's Legal Guide" by NOLO.

It was forty minutes from my house, next to the beautiful Golden Gate State Park, fifteen minutes to the casinos of Black Hawk, fifteen minutes to the quirky town of Nederland and twenty minutes to skiing.

The issues I ran into was the local market was already flooded with STR's and in order to be profitable you had to stand out with a home that was either near an attraction (ie great view, Garden of the Gods, Downtown, or a College) or the unit had to have amenities (Hot tub, Instagram Wall, Pickle Ball Court) that would place your listing far and above other similar listings.I think you should strongly consider if you more interested in moving away and starting a life somewhere else, or in creating a cash flowing investment to supplement your income? 

If you lock in your costs in a market where rents will rise you will be golden.

It usually takes several weeks or more for the court hearing, so she still has plenty of time to pay what she owes (including court fees) and get back in your good graces.If you keep giving her additional time, you'll get behind the 8-ball.

They have dropped the ball on me and my businesses many countless times in the last year or so.

Does anyone have any connections we could start with to get the ball rolling?

The golden rule that I wish I had paid more attention to earlier.  

It's going to take time and LOTS of phone calls but keep at it, your consistency will make the ball start rolling.

However occasionally a client starts as a FSBO, and then switches after getting tired and frustrated of receiving low ball offers, or a low amount of offers.