The house itself is in fairly good shape as the bank did many improvements including water heater, windows, furnance, etc.

This is really right up there with those that self manage but trust tenant applicants to see the property by actually giving them the lockbox combo and figuring they will not target absentee landlords and go to the property and unlock a window and break in after the showing after it seems they are gone. 

I gave the tenant a window of time and rent has not been paid and now I'm moving to evict but the tenant had been in the property for years (pre-dated me buying the property) so I was not in a rush to evict.

Yearly taxes at $592, PM at 10%.Rehab consists of electrical, water lines (pecs), roof (if needed) and windows. 

The back of my work truck window has a sticker that says "Protected By Glock"

In terms of rehabbing the property, the workflow can range from throwing a coat of paint on a wall or two, to an entire gut of the mechanicals, windows, siding, and flooring.

The step crack from the window is a bit odd, opposite of what we would typically see. 

The home boasts a large open living room with new double pain windows and more...

@Simon Obas - we have local building supply companies that sell roofing materials, siding, windows and doors mostly directly to contractors but they have a small show room for retail customers as well.

Then the police will remove her pretty simple .Have a contractor switch out the locks and see where she is getting in, most likely a window!