I maintain a minimum of 8.34% in my analysis and budgeting.  

For smaller properties, your PM is, probably, not going to be the best and brightest especially if they've been in the same position for 10 years. 

House was next poorly maintained yard and close to heavy traffic road4. 

Any advice on positioning myself to get the strongest terms? 

This way the tenant can still maintain a degree of respect for the landlord while still being trained into the process like you mentioned.

Will cost you time and effort to create and maintain the LLC and then you have to have a separate tax return prepared for it.  

@Rick Browning have you ever had a positive eviction hit from Maine? 

Will a private lender loan without taking a lien position on the house? 

But if I'm in the field and not in position to take notes or know cell service is reliable I don't answer; but a call back is always quick.I'm really disappointed by the difficulties you are having.

I think she’s in the perfect position to sell via owner financing but I’m not savvy enough to give her the step-by-step.