You can let them know that your goal is to get it rented ASAP and that will get them off the hook for added rent when it vacant....so their cooperation would be greatly beneficial to both sidesIf its a good tenant and they are leaving for a reasonable cause, I try not to be too harsh.....make arrangements to get it ready to go ASAP and move on...

This may sound harsh: If you don't have time to learn how to estimate rehabs, do you have the time and money to cover expensive mistakes?

What I mainly take issue with (okay, that sounds harsh) is that a lot of people are saying nothing in the economy is showing signs of going down in a ball of flames so we have time yet. 

The investor that gets this only wants to know whats in it for them, they don't care about just helping you learn (I mean that less harsh than it sounds, they just don't have time to help everyone who reaches out to them), they want to know what they're getting out of the deal.

By the way, I just reread my message and the first sentence may have sounded harsh...it was intended as "What is your current knowledge?"...

This will sound harsh but you are the veteran, not her.

The numbers:Purchase price 250,000 (in 2012)Owe: 167,000Current value 360,000Monthly Income:Rent 2500 (has agreed to 2600 in May)Monthly Expenses: PITI 1,692 HOA 83Pool 112Lawn 121Lawn chemicals 54Pm 8%Would you keep and pass more expenses to tenant, or lease to own.

That might sound harsh, but it is true. 

Google Shawn Huss with chemical bank.  

No income tax  same as FLA so that is equal2. insurance is probably lower3. prop tax's not sure but probably about the same.4. better airport.5. weather not nearly as harsh IE rain thunderstorms etc.. 6. landscaping can be just rock and is accpetable. 7 houses pretty much all stucco.. so no bug issues Closer to west coast which for me matters may not for you