I have high credit and know banks wont continue to finance me.

If that is the case, keep in mind that you want to build relationships, not destroy them.

If she doesn't pay, the eviction will destroy her credit and it may be worth pointing that out to her now, she may not know this.

IE rents in a market say go from 500 to 2k. your 500 to 900 this is how they basically treat there houses.. very rare is a owner going to get a home back after these tenants that does not need 1k to 2k for turn over.. there is no such thing as broom clean  LOLHowever I have to think out in your area its not as acute given the small market.. just think ( I think we were talking about this on another thread) a lot of major cities the utls run with the land.. and the professional life long tenants just wont pay them.. they know they wont be shut off.. leaving the landlord with thousands of dollars of utl bills.

Not way below it.. logic dictates that way below the median is going to get you in rougher areas that probably wont appreciate the toughest tenants,  its not the house its the tenants and PMs while they do the best they can they are not magicians and cant make low end life long tenants change their spots.. 

That's how movers move heavy appliances without destroying their knees and backs. 

Its working off the unspoken rule that you wont go behind the broker that gave you the offmarket deal and contact the seller on y our own.

Lesson learnt is I simply wont buy a property without running a camera regardless of how low risk I deem it to be.

Those people, they know what they want, so they are usually good to go.First time flippers, I almost always pass on now, as 99% of them wont pull the trigger, and if they do, they usually wont take your advice and will go down in flames.Then you have the legit people, who are scared and need the hand holding. 

In many of these cities they wont turn off the utls even for non payment  don't want people dying on them.