Her balance of ethics and investor knowledge presents good value and minimizes risk.

She could have paid more than the “minimum”  to bring her balance and interest charges down, at any time. 

Today a tenant paid her balance of Sep rent and I made $100 in late fee alone.

She sent me a nice excel sheet with her balances, mortgage payment, interest rate, and rents. 

Then take the remainder and put it as a credit on her balance towards the water bills/future tenant portion of rent that she probably wont pay.

The reason to do this is to get a base line so you'll have something to compare against when creating a deal with the seller.One path to explore is to see what her sales price is (if it's fair and agreeable) then subtract that amount from her balance on her mortgage and that would be her gross equity.

If you don't know her balance and she won't tell you, then there's no way to make a deal.

While she's working, every deposit she makes will lower her balance, save interest, and increase her line available to pull from. 

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One month she paid late so her balance due is $840.