The excuse I am always given is that out of state landlords tend to be negligent and want someone local they can hold accountable.

If the sales price is $850k you will need significant down payment to carry the DSCR loan on $5300 current rents...check in with @Joseph Chiofalo  as DSCR loans 5+ units are typically a bit more difficult to place as well. 

I'd also do a quick check on any utilities that she's paying that remain with the house to make sure they are paid up.If you have a full month's deposit, even if she doesn't pay for the second half of May and part of June, hopefully she leaves the place in good condition and you can use the deposit for unpaid rent after she moves out.

Currently sourcing off of MLS and a few wholesalers but very cautious there  Check the BP Classifieds, I have a ton of stuff there.

There are many other ways to qualify besides DSCR, like bank statement averages or even P&L statements that can offer lower down payments..check in with @Joseph Chiofalo he's a 20+ year mortgage colleague and can help with structuring and options.

Not sure what their minimum number would be for an account with them but worth looking into.

There apparently was a guy that was very active on BP with over 4,000 posts, regarding buying subject to properly, but has either been booted off or canceled his account.

Thanks for the tip, I will check out this week. 

@Loren SouersIn Metro Detroit area, it's always finger-pointing between City, USPS and local utility company.Recommend getting info from all 3 IN WRITING for accountability:)

In the future it might be a good idea to pay someone $50/month to go by and check the place inside at least once a week while you’re all gone.