That’s a lot more leverage than an eviction for gods sake.I have a lot of sympathy for the difficulties of your position but you took me aback when you seemed to be wavering and saying “oh man it would cost me so much with them not paying rent” and it seemed like you were thinking of keeping them.

Judges here are just not nice about that, in my experience.There will be zero hesitation or difficulty "piercing the corporate veil" in a place like Pittsburgh if you're a bad landlord.

., I would suggest that the charity seek to do a cash-out refinance to pay your mother.If they have difficulty finding a loan, I would investigate non-recourse loans.

Maybe they had financial difficulty, foreclosure, behind on payments, job tfr, etc.* the house was in poor condition, in need of major rehabbing, major roof damage, foundation damage, etc.* The house was an off market sale when you bought it and therefore was not an open market sale, limiting the market exposure, etc.* You fully rehabbed the house with new everything, etc. and high quality, blah, blah, blah.... and it is nothing like it was when you purchased it (show photo proof if you have it).Basically, your job is to give the Appraiser the justification for them to properly appraise it at the contract price, and you do this with FACTS, not your OPINION. 

As with most things in REI, it all depends on a myriad of other factors--things like the grade of the property, the grade of the neighborhood, the investment strategy, the investor's net worth and experience level, the investor's goals, the difficulty or ease of managing the property, vacancy projections, etc., etc., etc.   ...depending on these types of factors, a 7-10% COC might be a grand slam success, or a train wreck.A 7-10% COC (after PM fees and all other expenses) on an A grade truly turn-key property in an appreciating area with a huge tenant pool might be enticing (and probably doesn't exist in today's market).

If the person that posted this question did not want to sell the home anyway, canceling the sale and tryiing to take the earnest money might be a possible solution that he/she might want to explore further to see if it can be done or not.By the way, the rules and difficulty of taking earnest money is state dependant so don't criticize me based on your state's rules and regulations.

It could be random chance that one tenant went bankrupt and a second is now having financial difficulties. 

Did she magically inhale the only residue?

Finding infinite return properties was more an issue of how to finance than difficulty of finding. 

She has never cooperated with me and has done everything possible to make it difficult. I