Now you need to figure out how to find deals and pay for them.

The $1250 amount would require the landlord to pay all utilities - which we don't recommend as tenants will abuse the utilities if they don't have to pay them.

Loan amount is low enough but be prepared for higher rate and sometimes pay a flat fee for the loan.

Between the late notice and the eviction notice I am receiving calls and texts from tenants who can not pay or I am contacting them.

Broker will pay 2.5% of/from the sale price. 

Short of spending several years building experience with smaller deals, what would the folks on this board recommend?

You could pay her back over time with interest, similar to a loan.

So your going to pay me with my money????

That said, I also pay an annual "seat" license to my PM in addition to the 10% of gross rents. 

A good deal could be that the upcoming vacancy presents the owner a unique opportunity to reposition and add value the property (basically finding a tenant that pays higher rent and therefore raise the NOI).