Would rather wash my hands of it completely but if I can make 15k on it while minimizing any risk I'd do that but also don't want to get in over my head here as a complicated "first deal"

You can get into a property with a minimal downpayment, and live in come cases for free or close to it with the additional rental income. 

To minimize risk, you should invest in markets that have a healthy growth trend, such as Raleigh, Phoenix, Las Vegas, and many more.

When I told her I was concerned about how minimal those lease agreements were and told her I'd started working on building some I found online she scoffed and immediately tossed them aside saying "they aren't even legal" and she'd "like to see someone who has had to use one in court... " I'm not sure what could possibly make them "not legal".

I would also start the leasing process ASAP to minimize vacancy.

I personally would wait until she moves out so that she isn't mad, and then respond back about what she is/isn't entitled to and what she might still owe you.I would be nice in the letter and say you are working very hard to re-rent the lease as soon as possible to minimize what she is responsible for.

Hypothetically you’d be looking at a quad that cash flows with minimal of your money left into it. 

Unfinished oak strip flooring has historically been sold in several grades: Select or Clear (the best, straight grain, minimal or nonexistent knots), #1 Common (obvious, even garish plainsawn-pattern graining, knots,  minor filling), and #2 Common (utility grade). 

Purchase price: $122,000 Cash invested: $8,000 Auction property that needed minimal work that was optional and for aesthetic purposes.

not sure why anyone would do this  too small of a pie to cut up.. max debt minimal cash flow..