Why would you spend all your time and energy trying to convert her into a good tenant, knowing you're unlikely to succeed?

do You need money asap?

On the other hand, there appears to be a lot of money looking for deals.

Investment Info:Other private money loan investment.

Or rent out, refinance , and recoup money else where knowing what I know now .

I had to use one in NYC when on vacation there one time and they charged 350.00 bucks and I was outraged,, but for me that does 4 to 10 closings a month as a seller it adds up to real money :)Not sure what the on line one charges because same thing this was with chicago title and I did not pay for it since we do a ton of closings with them they accomodate my stingy streak :)

That money is much better spent on marketing for your first deal.

I would be putting 20-25% down and use a loan to get more for my money. 

So I throw them a bone and take money off rent for them to work on them over time.

There is still money to be had and a lot of opportunity but just make sure your location is good.