Okay, well at this point I know she's not someone I want to be affiliated with (and her in-and-out of jail boyfriend) but she continues.

If your tenant cannot be there, then you or someone else affiliated with you needs to be.

Classic troll behavior in this thread, Karen nails all of the Greatest Hits:- Comes looking for help, starts by belittling a polarizing group of people (realtors) in hopes to drum up support for her cause- deflects any and all blame or responsibility for her situation- quickly realizes that everyone is not on her side- offers support and kindness to those who agree with her plight- constructive criticism or actual actionable advice is met with personal insults, threats of physical violence, and questioning of one's political affiliation- ironically insults the intelligence and/or grammatical shortcomings of 'detractors' in several overly wordy, poorly written, and grammatically unsound posts.- mystical tales of connections with untold wealth and previous successes rendering the opinions/advice of her detractors moot.- continues to be blinded by how her attitude and behavior are the primary cog in this.Me:

If they buy through me (I'm not an agent, but often have homes available or will find one for them) or one of my affiliate agents, they get a credit equal to, say, 5% of rents paid.  

affiliate=housingandu...Then, they later let her do an FHA streamlined refi on the rental.http://portal.hud.gov/hudportal/HUD?

I have no affiliation, just used the site in the past for researching more specifics on state laws & regulations.

I'm so sorry you're dealing with this.In case you don't have it, I loved this book:http://www.nolo.com/products/the-california-landlo...I'm not affiliated in any way.  

Scroll way down the page to the blue section:http://www.dca.ca.gov/publications/landlordbook/se...Also, if you don't have this book, I highly recommend it for CA landlords:http://www.nolo.com/products/the-california-landlo...I have no affiliation.  

@Paul Gwilliam, @Ryan Swan @Jason Conroy There is some great software out there called Renttrack (I'm not at all affiliated), which heavily incentivizes tenants to pay online to build their credit score, via ACH or CC/Debit card.

Great book on the subject:http://www.nolo.com/products/every-landlords-tax-d...I have no affiliation.