But, if I don’t accept and she doesn’t pay then I’m possibly in the eviction process after she’s left which means I’m still not paid and I’m out time and money for court.  

Not in a rush to pull the money out.I wouldn't mind renting it out but the wife said no.

We’ve had to replace two window sashes (tenant damage) over several years, and it was so easy to order and replace just by having Lowes order it by the actual number, was only like $125 each time.

@Carlos ScarperoI am not sure that I am completely clear on your question as you phrased it but I will answer it this way:Two big advantages of getting a loan through a private money lender are:  (1) Speed (2) Flexibility.JJ

I see it as additional paperwork, and a lot of wasted money (unless you were an attorney involved).

The way this company portrays themselves when seeking investments or tenants does not align with how they actually operate. 

Time, Money, or experience.Sounds like you do not have money.

While right now only 2/4 units are occupied, there is still money coming in every month instead of having to foot the mortgage by myself completely.

Normally they're set up to take a lot of your money and sell you some kind of monthly software subscription.Search google for a white paper on tax lien/deed investing in your state. 

The most relevant exceptions are the last three above in bold.Theres a lot of noise about the topic and its very confusing but the above are the actual rules atleast regarding conventional fannie/freddie financing.