That being said I would look for funds that align their fees with your success through a small asset management fee/ most of their fees tied to the asset performance.

The current lease remains in effect until termination or mutual agreement.

If so, then you can prove that they broke the lease as you have a clause that says water must remain on.I do agree with your assessment as well that USAA, the tenants insurance co should pay out. 

People often seem to struggle with the idea when it is tied to property, so you are in good company.If you have $100K cash, that is what you own and you can see it in your bank account.

Seller's financing is a good option to cover the remaining balance your loan and down payment did not cover.

But regardless of what I have saved and have in investments I keep hearing that without a W2 conventional lenders have their hands tied by Fannie and Freddie. 

For your primary, I'm a big proponent of a very specialized 1st position Heloc, that's tied to a zero balance sweep account.

I'm considering the possibility of other counties or areas, but within a few hours drive so I am able to do that and don't feel my hands are tied being too far away.I do see some MH for reasonable prices, but wasn't sure if that was a smart move in this game.

We do know though that the Fed is keeping rates low, and the inventory (at least in my market) remains low in comparison to the demand. 

If ANY personal items of the resident are left behind,  either a signed declaration from former resident that they have moved out and release any claim all remaining items - enumerate any large or potentially valuable items - (get it notarized or ensure signed with witnesses present)  or preferably,  ensure property is completely empty, interior and exterior,  of resident belongings.