I don't know if it was the drugs or reality but I felt so bad that I did that I apologized. 

@Sean Snider & @Stephen Barnabei  He ended up catching up with some back rent about a month ago, I'll probably have to chase him again this month, not a bad guy, I've know him 20 years, just a pain in the *** when it comes to making payments.

A bank is very strict and the deal has to fit in this “tiny little square box “ but land contracts allow for infinite options with less down and sometimes no interest at all .just depends on how bad they want to sell

There are buyers for all kinds of properties, good areas, bad areas, for flips, for rentals, singles, multis.

However this one does not seem that bad.

I own several rentals and rent, out of choice mostly.I’ll probably have 20 rentals before I buy a primary residence

you did right by creating the "vague entity"...separation is always good....bad guy versus the good guy...but you should make an LLC just for accounting purposes...its cheap to create and the right way to run the business...

As long as you don’t plan to run for president, she’s a a choice :-D

She had a really bad experience with a PM and now doesn't want anything to do with them.

Cruise through the forums and read the horror stories by investors who had bad management.Shop for the property manager FIRST.