Like @Michael Plante said, she's already paying maybe 6% to her listing agent, you not getting a Realtor only leaves more of that money in her agent's pocket for having an easier time negotiating with a non-professional.  

there is a lot of advice I could give but way to much to type lol. want to chat on the phone today that way I can thoroughly answer your questions?

I am not sure you need a lawyer at this point, but it might be a good idea....If I were in this situation, I would immediately require that all repairs/maintenance be done by professionals only, and not by the tenant (hopefully per the lease).

I've read that you can find mortgage professionals to assist you in applying for conventional loans with no seasoning period?

Also, if I had it professionally painted, it's $1/sqft.  

After a over 200 calls discussions with investors via phone calls, I discovered that a notable portion of my time is spent reprogramming bad money habits created by the way we were raised.

Professional fees that relate to producing or collecting taxable income or receiving tax advice are deductible. 

Put up your own rental ad on postlets dot com , get a google voice number to bounce to your cell phone, us the google voice number in your ads.  

The cash on cash return is around 11%, The property has been fully rehabbed and I've had tenants in place since April, under professional property management.I'm looking to continue growing my portfolio, but I need to pull as much capital out of this property as I can.

How do you screen the professionals you use?