Having a great relationship with an investor friendly title agent will make the process a lot easier for you among other things.If you find one in your area you can usually just call them up to speak to an agent or set up a meeting to talk in person and ask any questions you want about clearing title, the costs, timing, etc.

PS Let me know what details I can share that can make this advice easier/more personal to my situation. 

no i don't have it"... her background check was clean when i took her on.i believe she grabbed it (either by error or on purpose) i know i'm screwed on this one..she is on a short term lease (she's like 4-5 months into a 6 mo) which i will not renew...  

If everyone had excellent income, credit history, rental history and a clean criminal record, they would probably be buying, not renting!

As for inspection studies it is easier just get a contractor license.

There is a lot to be said for simplistic, clean, and functional logo design and you are right in that ballpark.   

I plan on putting down new rules and cleaning, painting, and buying an o zone machine for when people move out.

There are plenty of things in real estate that are easier to get than money."

(currently rent is 1350 with mortgage, insurance, and taxes at 900 - maintence, etc)With selling, it just sounds easier to analyze the new deals from a clean slate. 

Sometimes this is a tall ask, but it's a lot easier for me to spot cash flow from listings then it is to identify areas with quality renters.