@Randy D Visser, you can save time by hiring an independent process server for "nail and mail" service you can get the same day you file your lawsuit. 

I'd nail an eviction notice to your friend's front door so fast her head would spin, and do everything in my power to make absolutely sure that an eviction ended up recorded permanently in Prince George's County books, so that any search in the future would expose it.And then your friend would never be able to sign a lease in the USA to live in any apartment where national record checks are run on possible tenants.

Sometimes garbage is exactly that...but sometimes you can see that diamond in the rough and be able to polish it up and the returns will  be great!!

Jhaysin... your question hit the nail on the head for me.

Nail down what you are planning to do and THEN go talk to a bank about whether they will support your strategy.

@Anthony Wick Nailed it.

My effort driving there would have been useless.My advice, if you have some bandwith in your cash flow, you should just call a handyman or have your tenants do it (and give them a rent credit) .I had one of my tenant install to 6 fence boards (literally just buy the materials at home depot and hammer nails on the fence posts).

That's much higher than even your 2k projection.Really trying to nail down these numbers as I plan to make offers when in NO next month and would like my numbers to be as accurate as possible.

@Dave Foster, you've nailed my issue precisely. 

Get the lease and nail down terms and conditions.