However, that's cheaper than hard money and it got me in the game.

Those numbers would be ok, but do you have money for the downpayment, closing costs, capital expenditures, 15k for reserves?

But I also realized she has tried to get her rent reduced twice before this was even ans issue which makes me feel like it’s a money thing also.

They are fishing.The next door neighbor of one of my houses put my house as a listing and booked it to a couple from out of town for a couple of nights.The perp found out when it was available, didn't book and found a party to give them money "on the side" to "save the fees" and booked it to them without me knowing.

On a short term hard money loan yes. 65% CLTV max 

I can't decide if I want to pursue a lawsuit for them to turn water back on (and possibly lose) or if I want to eat the money for several months and hope there's water below me.

It’s not as hard as you think and if this Amtrak attracts more people to Scranton, not only will they not want to live in an old run down house but they’ll likely have the money to rent or buy something newer.

IMO this is no way to make a living, but if chasing rents and ignoring tenants is the strategy, then you can definitely hit your 1%+ rule here in San Antonio.For my money we've been looking at small multi-family properties in mid to large size midwestern cities. 

Hard money How did you add value to the deal?

Person purchased a neglected facility using hard money.