Couple options that might be viable for you (I don't know all of your circumstances)- BRRRR into a DSCR by creating equity; partner closely with a lender before starting on this to cover seasoning and other requirements - also this will only work for an investment property, not a primary- bank statement loan/1099 loan may work if you can put at least 10% down and want a primary residence - will depend on how you're operating and a few other variables- seller financing; find a seller willing to carry a note for a few years- co-borrower; someone with decent income and credit who will be on the loan with you- DSCR purchase; be prepared to put down at least 75% or your rate/pricing will be horrible (70% is better); many lenders will have experience requirements; investment property only- find a private lender willing to fund the loan you need- get a salaried job relevant to your college coursework; your fico is strong and you have some cash, so househacking could be within reach via Fannie/Freddie multifamily purchase; get a solid workup from a competent lender before going this route as employment history will be touchy with this routeHard money can be used for an acquisition and rehab, but make sure your takeout financing plan is bulletproof before getting hard money.I'm originally from Baton Rouge.

If they had extreme circumstances that led them to not perform, consider giving them some more time... then get rid of them if no progress is made.

Have you offered to let her out of whatever lease she is in since "her circumstances have changed"?  

Exceptions can be made for real changes in life circumstances like getting transferred far away for work, but expect that to be investigated.

Focus on making sure your first property is basically maintenance-free (barring unforeseen circumstances) before thinking two or three ahead.

I live in a tenant friendly state hence the tenant normally wins under the circumstances unless you have evidence to back up your claim. 

Do you think the deal would be more viable under those circumstances?  

EVERY investor's circumstances are unique.

This is a much better deal than a 1031 exchange in most circumstances. 

Depending on the circumstances you are looking at around $20K.