They serve a purpose @Rodney Reeves.

There is accidental damage (broken window), negligent damage (left the tub running and it overflowed), and purposeful damage (kicking the water closet loose from it's mounting bolts).Based on how you describe her financial situation she seems like a forever renter (a potential long term customer, if you treat her right--and if she behaves decently and pays).If it were me I'd just charge for having the window fixed, and pick up a pet deposit (probably over payments as she seems to be short of cash a lot--as most renters are<--(that's why they rent)).And since its a SFH I'd ignore the two adult offspring (for the time being). 

Logan...these single families will each be owned by a Single Purpose Delaware LLC so yes will liquidate and 1031 into new properties and when a certain dollar amount is saved from 1031's of appreciated properties move on into multifamily..so I have a sound strategy in place.Chris, since these properties will be in an area that is today not quite frothy yet like Sparks Nevada there will be very low cash flow for the first 12 months as I have to keep rents in line with comparable properties in the area.

@Brian Simpson - We're considering a property for much the same purpose, a crash pad for military members on TDY, if you will.

The tax consequences are severe.The purpose of a Solo 401(k) is not to provide you with any access to this tax-sheltered retirement savings. 

Custodian of SDIRA accounts needs our annual asset valuation for their tax purposes and I have received conflicting advise re: how to properly report.

@Darius Pasilaban  What is the purpose of multiple offers? 

Since this is essentially a way of paying principal early, you could achieve the same type of savings just using your emergency fund / extra income to pay down your principal early, but most people don't have the savings or want to use it for this purpose.

Its very possible she knew she was getting nothing back and gave you the wrong address on purpose hoping for this outcome. 

@Scott Sambrook conventional (Fannie/Freddie) underwriting standards only require 6 months' seasoning before a new appraisal can be used to determine the value of a property for refinance purposes, but in my experience most lenders still want to see 12 months of ownership before they'll play along with that.