It sounds like you've got a solid foundation with your background in real estate.

Sounds silly, but base level service is assume tax filing and compliance.

Quote from @Darrell Kirby: Sounds like you got quite a bit of solid advice already and are already taking some action, so feel free to ignore my ramblings. 1.

Tenant-landlord law often limits what this can be.Insufficient funds: If you accept personal checks and the check bounces, there is normally a fee.Key/remote replacement fee: If new keys, garage door openers, mail keys, etc need to be replaced for the same tenant, there is often a fee.Breaking lease:  If a tenant moves out before the lease is over there is often a penalty clause. 

Does this one sounds better: “The property must be delivered vacant and in the same condition as when the initial offer was made, with the time is of the essence.

I agree that my portfolio was not created in 3-5 years either, but having as many properties as it sounds in underperforming markets when focusing on cash flow is somewhat counter to your stated goals.

In a sucessful story, it sounds so easy. 

It sounds like you would be doing the Fannie Mae 5% program that came out in the fall.

from the sounds of it when I spoke to her before she didn’t really have the money to continue paying the mortgage and fixing up the house but I understand that things do change.thank you for your feedback, if I do need a lawyer, I will get my ducks lined up just in case it goes that way.

Suddenly it doesn't sound so risky.