Going into it I was notified that it had heavy mold which I planned on baking into the purchase.

The listing on Zillow has a few grammatical errors (freshly paint) (kids to play) (whatever you want to do).

You will have venders in "ape" cars (think of 3 wheel scooters with a flat-bed in the back) selling fresh products.

I also power washed our flagstone and re-set it with fresh polymer and sealed it.

You should keep it fresh in your mind, and try to constantly be learning, so that when you are ready to purchase a property, you are prepared for the challenge.

Also plenty for fresh water, no smoke or fires and no hurricanes or earthquakes.

We have about $100k in equity (both appreciation and property improvements) in about 10 months, and even though our listing is very fresh we are already receiving a solid net cash flow.

Regardless of what she does, I would file a 30-day Notice the following day and start fresh.

I haven't been through any of them, but I wouldn't recommend a Landlord bootcamp until you're close to becoming a Landlord so it's fresh in your mind. 

So my recommendations are 1) get an attorney involved so you know what your able to do legally and s/he can draft up the proper legal documentation to support the path forward, 2) consult with DSCR lenders to understand your prepayment penalties and bake that into your exit strategy with your private lenders, and 3) consider the cost of capital in relationship terms rather than monetary since that matters more than getting the money.