I think what you are looking for is someone trained in the ways of real estate investing - an agent that will:Introduce you to FSBO's - Expired Listings and other real estate opportunitiesWill be your fiduciary representativeWill make offers for you on suitable real estateWho understands creative financing; delayed settlement, seller assisted financing, assignment, wholesaling, REO, tenant selection, soft money mortgages, tax salesWho will be responsive to your financial goals and a person of integrity and trustHelp with direct mail and street marketing to locate transactionsHousing and rent court marketingAbsolute aware of financial and contract clauses as well as contract engineeringCan assist in - delayed settlement - automatic extension, performance mortgages, subordination, principal mortgages, options and joint venturesAware of bidding on REO, forclosures, tax sales and public auctionsUp to speed on commercial real estate, lots and land as well as businesses with real estateHow should you treat this wonderful person (if you can find one) -They should have a commitment from in the form of a Fiduciary Buyers Brokers AgreementYour agreement to pay them a commission on any non-listed deals they bring youA bonus agreement for great deals that you closeA gas budget - or a cash payment for gas Kind words and respectTo be sincere and active with the agentRespect from youFirst class training on how to represent youSometimes an equity interest in the great deals the agent has initiatedListings when you are ready to sellYour cooperation - all your financials, tax returns and other information that will help your agent close dealsA few free lunches ----Good luck --- Charles

It is nice if you can work with someone local, but that is not always the best option.Rather than geography, i recommend you evaluate providers based on:Plan types offered as being suitable for your goals; custodial processing services, checkbook IRA LLC or checkbook Solo 401(k)Expertise, time in business, etc.Accessibility of support both during and following plan setupFeesCustomer ratings/recommendations

insurance is not just to protect your property. insurance is also to protect your personal liability. if a tenant or visitor hurts themselves on your property they will sue you and could potentially take everything you personally own. even if you place your property in an LLC, they can still potentially go after your personal assets. with all the risks, there is no reason not to have insurance.

They get a side yard and I get more cash.I also b8uy lots that are suitable to build on.

There is only one situation that I can think of where I would even consider a tankless and that is where the current water heater location is no longer suitable (i.e. you need the space, or there is some safety concern).  

Works well as long as you can ensure visitors aren't using them.

If you plan to do more projects in the future and don't want to keep taking credit hits and providing paperwork, and you are very confident that your numbers work, then a HELOC may be more suitable for long-term investing for multiple properties..

How do I handle this situation and when is it suitable to ask her to leave the unit?  

I think that Access (a relational database) would be much more suitable for the task.

Go into contract with earnest money but a floating closing date contingent on his finding a suitable replacement property.3.