I've been trying to do it for my properties but it's hard to find the right lender.

Other option is executive housing for doctors because of the location-White Bridge Pike in between Harding and Charlotte pike. 

But that’s not to say you can’t do the deal..Instead of going the hard way, I recommend an easier, more profitable path.

Vacancies tend to be your biggest cash-flow killers; you also said good tenants can be hard to find in your area. 

And you have nowhere or hard to explain...If you confront her, most likely, it will hurt the relationship...But at least she understands the reason you kick her out is more reasonable (AirBNB).So she won't misunderstand you, that you use selling property as an excuse to kick her out.

Beyond making more money on the SF houses over unfurnished rents, it depends how much more you make for your time (after subtracting all your hard costs of course).

If IRR is greater than required rate of return, then indications are buy, otherwise, if IRR is less than required rate of return, then pass.Given that most hard money lenders are at least 10% if not more like 12-15% that should be your target for a return.

Good contractors are also hard to find around here.

- the listing agent has an even bigger commission in the deal if there is no buyer agent, so they may work extra hard to upsell the deal to you to make the deal work - a takeaway may backfire, for example, 6% commission and you ask the seller to now work for 3% and credit the sales price, will they truly represent your best interests? 

Sounds like she got a job, maybe commission only, with a hard money lender