What's at risk is it may not cash flow and renting is not so common in South Jersey, but I would feel more comfortable investing in a good area where schools are decent to good, and tenants are likely to care more.

Find a place where you want to live.

Pete/Clearwater area so I know right where you're investing.

Some legal action is just not worth pursuing...If she is moving out at the drop of a hat without any fair warning its not certain where she would take this next. 

Where is this located?

If so, they can definitely show you where your inspection contingency clause is in your contract.

I don’t want to waste a hard money lenders time, but if an offer isn’t accepted it might take awhile to find another property where you can get an accepted offer.

I buy mobile homes in parks where I own the land underneath the trailer. 

Maybe they are doing a 40 year mortgage, or a balloon payment where you still have a big payoff at the end of the term,  or something like that?  

Regardless of where you are at in your investing life there is more to learn.BiggerPockets has helped me see broader issues in RE across the country as well as  different investment approaches.Another thing is reading the stories of success and failure.