I can tell you that $65 will get you top-of-the-market space in Rosslyn, just over the river from DC.  

You need to get someone on top of this issue and most likely end up evicting.

But at least, in your scenario, they are paying the rent, it could be worse they could be actually harassing you and your family on top of not paying rent.

Jerryll,If only Sysiphus had been pushing his rock up Mount Olympus using your footsteps as a guide he may have been able to join you at the top and become a flippin God, so I consider myself fortunate that I have someone like you at my disposal as I begin my journey , learning from your wisdom to prevent me from falling victim to slipping on monkey drool. 

I suppose they would mostly be buyer leads.On top of that if I wanted to get in to one of my preferred zip codes it would cost a ton of money.

Go to the top of this very forum, and you will see a list of questions.

She follows up, she has fantastic communication skills (always available), she has a thorough knowledge of the local market, she has a great team in place to help her, and it's obvious she has a passion for what she does.  

As I think I have a way of using private money lenders, to loan me the deposit to buy an owner occupied duplex, on pretty favourable terms but I'm unsure how to structure the rest of the financing and I'm just looking for some clarity.I believe I can borrow around 20% of the total to get a solid deposit down and then my question is, do I then go to the bank on top of that for loan for the mortgage?

And to top it off there is a tree down in the front yard and she thinks its a priority that I clean it up

Just coming here (among other places) and doing research shows that you are on top of your game and looking to learn.