To not waste time or your money...identify correct rental rate quickly and adjust when needed, maximize exposure, prequal anyone you show property to, eliminate unqualified prospects efficiently, gather feedback and make strategic repairs/upgrades, screen prospects effectively.What quality of property is this and in what quality area (demographics, income, level etc)?  

I say cut your losses, be strategic, offer cash for keys or anything to get her to leave peacefully and even thank you for letting her go.

Sounds like you are taking substantial action and gave a well-formulated plan.The challenge with real estate clubs is that, like BP, most of the participants are new so you'll need to vet the clubs both for membership and content.

We didn't get it passed that first one, there was a minority coalition who opposed us, but we did get a next step on it, so we completed that next step, very strategically planned that next session that by chance a member of the opposition coalition was not available for, and our proposal passed and we received a variance to build a duplex. 

Get yourself a good real estate attorney to strategize this. 

From there, you can formulate a plan for a certain property, and try to figure out if it's a good deal or not.

We tell them if they don't pay the last month, we'll strategically use the 3-day notice and if they get out before the 11th (or the first day we can file) we'll do an on the spot deposit return prorated by the daily rent for the last month assuming the leave the place decent.

It's the same info our firm uses to determine where we buy and its helped us strategically acquire over 50m of single family homes.If you like to get the info, let me know.

By taking a thoughtful and strategic approach to real estate investing, you can minimize risks and maximize returns.TAX BREAKThe tax break may come in several forms, such as a reduction in property tax rates, tax credits, or exemptions on certain types of property.REGULAR INCOMEThe consistent amount of money that is generated from owning and renting out a property.INFLATION PROTECTIONThe ability of real estate assets to retain their value or appreciate in value over time, even in the face of inflation.DIVERSIFICATIONA strategy that involves investing in different types of properties across different locations.

You want an accountant that can help you strategize and who is responsive when you want to know the tax consequences of the decisions you are making throughout the year.Good luck and let me know if you have any questions.