As far as we know, there has not been an issue with collecting rent. 

Collect Rents trhu Aug next year3.

Per extensive research on the property the mortgage that is being foreclosed on was taken out in 2004 for 106K.

After they are finally out I can take them to court again to try and collect my rent and any damages...Basically this process is a lot slower than I thought.

You have to do other steps first (regardless) and have something to protect (for example, the mortgage note itself will act as a deterrent since there isn't much equity to collect, and your other assets might be protected as homestead). 

But they can Not pay a fee contingent upon the property closing/collecting a commission.

That is unless you have extensive construction and property management knowledge to take this one down. 

I could use your collective wisdom as I try to analyze one of my first few property. 

No, it won't be qualified as your income until you show that it's a steady business.Gross rental income - the rents you collected. $1000/mo x 12 = $12KCash flow - rental income less expenses like taxes, insurance and everything before PM.

There is such thing as normal wear and tear and if you hold her security deposit longer than 30 days after walk through, you'll meet her in court and the judge will support the tenant.Just collect her last water/sewer if by the lease it's on her, and move on.Market is hot now - you'll find next tenant before this one vacated the house.Good luck!