I bet you run a seriously amazing, and legit, business.I also have a soft spot for this because I volunteer in California prisons, one day a month and six full weekends a year, and I work with the inmates directly and I know for a fact that so many of them have your kind of mind and drive and skill.

I bet @Jon Holdman has a good answer to this - per usual.

I bet they change their tune when you ask for this.

Only has a PO box and a friend at a local business who will take messages(and also gives her legal advice).I have given 30 days notice, but I'd bet money she wants to take this to court ect.I want to try to do a cash for keys but I am not hopeful (I tried once already and she ignored it).Help, is there nothing I can do but brace for the pain? 

@David Mohrmann Yes that will be calculated 75% of  rental income.

@Jeff Low  That won't be huge difference in calculating rental income whether its cash out or HELOC unless lender has use some overlays in your loan scenario. 

Without walking it, and based in large part on the price, I would bet pretty good money that there is major foundation issues. 

I recently took an out-of-town client out to look at 8- to 20-unit properties but instead of calculating the cap rate based on the asking price, we calculated the purchase price that would give my buyer an acceptable cap based on her own projections and interests.

I wouldn't think just turning it into a rental would be the best bet, but it's an option.

A couple of things I WISH it had, if you are listening @Brandon Turner :-), are the ability to export to excel so we can do studies covering ALL years and a 'depreciation feature' like the Investment Property Calculator over at Dinkytown.com.