I definitely want to make sure I am screening the right tenants. 

Late payment after 5 days and if this continues make a phone call and send a letter to them.

A downside of that is since you just took over the property, and you didn't screen this tenant, she might not meet the criteria of what you would want for a tenant.

.- 30 minutes on the phone with a good local lender.I think we both know your next step. :)

I work with a lot of out of state buyers so obviously they can't be there for inspections, but I take pictures and I work with an inspector that is willing to get on the phone and explain anything that I can't explain well. 

I would do a personal conversation, either at the property or over the phone.

Many investors have found that mail and phone campaigns are effective in finding the off-market leads.

My credit is a 784.No bills besides phone and food so my DTI ratio is great.

From what I read and heard from a representative when I spoke to them on the phone, there was no mention of a stipulation that the funds be used for a primary residence.

,You will want to speak with Ken Davidson BP doesn't like me posting phone numbers so I'll send you a PM.