You may also have HOA guidelines you have to abide by. 

One question is what will colleges do when it comes to precautionary measures/taking temperatures of students/enforcing social distancing guidelines. 

@Daniel Leathers there have been recent changes in the lending guidelines for people impacted by Covid, she may benefit from trying to finance the property owner occupied. 

When I did a lot of work for banks, the Fannie/Freddie guidelines required the bank to foreclose when a due-on-sale clause got triggered.

You should establish objective guidelines for screening your tenants.

Call the police where she is located and ask for help, also the attorney general's office.You need to directly speak with every single one of your tenants today and notify them verbally, and in writing, that they are not to pay the property manager this month, or you will lose June's rent, also.Surely she has a drug, alcohol, or gambling problem, and has simply taken your money. 

The 1%, 2% rule and other percentage rules are guidelines.  

Those vehicles are designed for large multi-partner funds primarily to raising capital, which it does not sound like is your goal.You should probably ask yourself if there are specific guidelines or wishes that you would like to be fulfilled as you pass your property to your heirs.

Thank you so plenty - Sebastian...I know I'm not allowed to ask for mentors as this I guess I am indeed going against some of the guidelines, but I literally have no connections to anything that is going on in this area.

But moving forward I will be sticking strictly with my guidelines.