@Ivan Shao  No, you cannot evict a MtM tenant in NJ for no cause, the state anti eviction statute protects them, all leases renew MtM if you don't issue a longer term lease. and rent raises cannot be retroactive, no matter how long it's been.Senior Citizens: 62 years and older - PAAD Guidelines; maximum 2% or Consumer Price Index (CPI) whichever is less (Absolutely not a penny more).

The ones I have been talking too did not fully, or in some case at all, know about the benefits of no taxes on 1031s (and we are working on helping them reinvest with US as partners to fulfill the 1031), or how the spreading out of taxes can work with seller financing with only enough down to cover their 'recapture tax' which is due in the year of sale no matter how much is used for a down payment. 

I don't even remove my listing from online until I have a signed lease, and their funds have cleared my bank account.

Even if you aren't considering legal action or evicting her yet, it would be prudent to have an attorney's viewpoint on this matter. 

Cash flow positive is still great no matter what way you look at it and if you don't have a specific reason other than the cash flow thing for wanting to sell ex. say no longer an area you want to own the investment in or in the next couple years you could see no longer being cash flow positive because of HOA fees/Taxes etc I would hold onto it personally as a positive asset.

@Bree BladesYou can send a certified letter so that you have documentation that you provided written notice to address on lease.You could also go online to your county Register of Deeds or Real Property services page and lookup the owner and send them a letter.

I'm working on lining up funding and I would like to put an offer in, but how do I do so, if they aren't responding?

Most people I have to work on this with, however, merely question why it matters to me, I explain it, and its just a matter of tidying up paperwork.I'm not sure if there is anything I can do differently or better, but maybe someone has an idea for me.

I found a few places I could purchase the forms online and it seems to be pretty simple. 

Even though I agree with you I still believe this type of opportunity exists in the high-end market so I just want to be prepared with the right knowledge and people skills no matter what market I reside.