addition is that lying on the application is more a concern for me than the actual animal. 

All of the numbers seem to check out well so my concern is more with how to handle the current tenant situation. 

@Shane H.We'll have to close some gaps in your story and address some basic concepts before arriving to an answer.1.

The fact that they’ve paid down less than 10% would make me concerned that there’s something wrong with the house or property.

My concern for her is 1.) the so called seasoning period.

My quick calc shows over $300k in available "cash out" based on 80% ARV loans.As far as which to pay off first is concerned, I choose option D...none of the above. 

Text him something like "water is coming from under your door...if you still live there please let me know and handle it otherwise let me know so I can go in and address the issue." 

Hi Daniel,First, it is concerning that you are using a CPA that does not respond to you in a timely manner.It would be a taxable event because what you described is essentially a sale of your mother's ownership interests. 

I'm a little concerned that we might be near the top of the cycle because I don't think rents can keep up. 

Then go onto AirBnb and search for a 5 day stay at the times you are concerned about in a residence near yours.