To me it's easyest just to tell her she needs to leave, but can I do that?

Everything's been pushed thru a bit hush hush without much debate.

Trying to learn as much as I can as quick as I can. 

Our strategy is to find properties in the Germantown, Logan and Olney areas of Philadelphia that need renovation, with the goal of holding and renting them out long-term.We’re currently looking to connect with experienced contractors who can help us accurately price out repairs and renovation costs for potential properties.

If you want to leave your IRA intact and avoid penalties or taxes, consider other options such as:HELOC (Home Equity Line of Credit): If you own property with sufficient equity, a HELOC can provide funds for a down payment without tapping into your IRA.Personal Loan: Depending on your credit, a personal loan may be an alternative.Seller Financing or Private Lending: Look into creative financing options for real estate investors, such as seller financing or private lenders, which can help with down payments without needing to use your IRA.

Usually with Section 8 you need to give them 60 days to approve a rent increase (this is at least how it is in Massachusetts with my tenants).

You'll need to get good at analyzing rehab costs and predicting after-repair value (ARV) to ensure your margins are solid.To get started, immerse yourself in real estate education—read books, listen to podcasts, and use BiggerPockets to connect with experienced investors.

You would need to sign a new mutually agreed upon contract/addendum with them. 

.- Privvy is easier for seeing investor activity in the area and seeing the before/after of flips (how much they bought and sold it for) How do you find off market deals on Propstream? 

While investing out of state can be more challenging since you need to put together a local team, it also offers many rewards and can make it easier for new investors to get started!