Thanks for the reassurance and I am counting the days until this is the memory of my first rough renters and a lesson on how to avoid these issues again.

It's my favorite area of the city I've lived in. 5 years now and counting...and still love the area!

I then filed and payed for the cook count sherifs to get her out, which they did and I put all her stuff on the front lawn.They immediately got a Uhaul and loaded up most of their possessions and left a few thing.Now two years later she is suing me for an Illegal eviction, loss or damage to her property and pain and suffering in  the amount of 10k !!!!!  

@David Cohen In my neck of the woods, the best evidence for a lowered property tax value is going to be either 1) a recent arms length sale, or 2) a recent appraisal with testimony from the licensed appraiser.They typically count the previous two years as "recent" but the law on that likely varies from state to state.Tim

Do we even count all 12 of you yoopers up there? 

But I wouldn't count on that, and I would say that the value of having an experienced agent negotiating and advocating for you in the transaction is well worth that cost anyway.

My plan is to rent it out, but I'm not sure the income can be counted for a while.

For the remaining balance of the 401K loan I plan to use some of the rental income (should I get the property) and commissions from my sales in real estate. 401K loans are not counted against debt to income with my lender. 

Her student loans will count in the debt to income ratio. 

You couldn't count the people who would actually execute--versus just blab "oh yeah, of course".