Which means, the property has to deliver in rent 5K net yearly, only to break even and do not lose the equity.

This rule is key, because if you pay interest on a credit card you lose. 

Education is key to know if a deal is smoking hot or it is not really a deal.

Intent is key. 

But in many cases you can find the key value adds (higher vacancy, under market rents) in commercial and your returns can be higher, but deals will typically be bigger $750k-$5mm.

I want someone with proven success with style, content and timing to do a turn key campaign. 

If you close with the tenant inside, you could do a cash for keys scenario to get them out quick. 

Only has a PO box and a friend at a local business who will take messages(and also gives her legal advice).I have given 30 days notice, but I'd bet money she wants to take this to court ect.I want to try to do a cash for keys but I am not hopeful (I tried once already and she ignored it).Help, is there nothing I can do but brace for the pain? 

Go for: that Beautiful 200 gal Saltwater fish tank in the foyer, as is, ALL fish staythat 1968 396 SS Camaro sitting in the garage that the seller never drivesthat Harley Davison motorcycle in the garage that the seller's wife hatesthat 25 foot Key West bay boat  those 2 new Kayaks on the dockthose 2 new Jet Skies on the liftsthe new John Deer tractor in the barn   that awesome TV and surround sound systemthe leather furniturethe dinning room table, chairs and chandelierthe office furniture the master bedroom set  the pool furniture etc. 

I know the little old people sacking groceries at Publix from the last crash, the sales clerks at West Marine in Stamford after the dot com crash, and the other little old people delivering the Denver Post after the RTC crash there in the 90s.