You'll have the costs of the turnover (6k seems like a lot, but maybe the place really is that bad), but you'll have a nice rentable unit and a fresh start. 

You gonna need a kid fresh out of Finance major or has Master's degree in it.  

Sounds like you need some level of overhaul on the staffing.Don't be afraid of fresh perspectives on the property to improve the asset.

Do enough of the rehab to make the house livable (mechanicals and maybe lipsticking it by cleaning the carpets and a fresh coat of paint) and then list it on the MLS at a discount of comps.

Nicholas, I'm super new and fresh to everything real estate investing, but I have a question.  

Hello everyone,My name is Andrew Sampino, I'm a fresh out of college 22 year old Engineer looking to get into rental property investing.

It was also a "passive income" maker for me, as I've always said I never wanted to be a landlord full time.I recently started a new job with a fresh MBA degree ( corp paid), and in the process of purchasing a reno to then add to the portfolio after rehab.

I'm fresh out the box on this real estate investing/wholesaling journey.

Perhaps you could agree to start fresh and defer the late rent and wipe it out if she pays the remaining of the rent (to end of lease period) on time via your debiting service on the bi-weekly payment plan (remember to charge more for this).

Less than a year old Metal Roof, Fresh Paint on the outside, less than a year old 2.5 ton unit outside, enclosed porch with tile, hardwood floors throughout the house and a so so kitchen that could use some updating.