I think my best bet is to just send it to collections as you suggested.

I'll bet she doesn't have the money to send the security deposits to you.

Perhaps my reference to unethical gurus wasn't made clear.Now I'll bet you put your jeans on just like I put my jeans on, :)Don't kill the messenger, if the message is not what you want to hear.We agree on more than you may think.Let's transpose this from "F" to "B flat", slow the tempo and lower the crescendo, even jazz has basic principles to abide by to be good, so do all other styles of music or any art and business is an art and a science.

I'd bet the crime rate is almost nonexistent.

I can send her a letter with the details, but like you said, maybe my best bet is to move on and wait another year until the listing expire.

The Homepath web page specifically states that financing for more than 10 properties and up to 20 is under the following terms:Up to 20 financed 1- to 4-unit propertiesIndividual and LLC borrowers eligibleLoan to value max 70%No lender-requested appraisalFlexible mortgage terms (fixed-rate, adjustable rate)http://www.homepath.com/investors.html#mortgage-info-contentResearch for yourself and find an experienced Homepath lender and an experienced Homepath agent as I did.

Do those things and I bet you'll sell within the average DOM or better.

I do agree that you need to make sure you can cover your bets' downsides.

If you have zero reserves, i'd be willing to bet you are either not collecting or you guys had some serious repairs come up in the past couple of years.

Do a google (or bigger pockets) search in your area to find who has the best web presence(s) and then reach out to those people.