You don't trust her and she is playing a part by not earning your trust; however, aside from all of us knowing this -- have you communicated it to your property manager?  

At first it may feel like you are playing a part as you get used to making demands.  

I've loved the idea of real estate since playing Monopoly as a kid.

If you are dead set on Memphis properties why not look into doing a cash out refi to purchase in Memphis but keep the Seattle Goose alive!?

Past that you are at the mercy of the seller taking your E/M and walking...most wont because its a PIA to remarket and sell, the agent will be pushing to get it closed for the commission, but if you have a real deal and someone comes along with cash you could end up getting shafted.If your seller will play ball you can do things like L/O it for 30 days or something to get utitlities switched and tenants in. 

I currently work a dead end job in the agricultural industry.

We have a less then 6% vacancy rate and a less then 2% eviction rate so if you pick the right tenant then they will play by your rules if you enforce them and make sure they understand it is in there best interest,,,, Not having to pay for a cashier check, not having to sweat if the mail is late past the 3rd and they get hit with late fees regardless of the reason.. so for them if it is automatic you have helped take the burden off of them, thus making their lives easier.Again just my experience and thoughts.

It's difficult to play this all out as a hypothetical.

This is a play on the word Inn and the act of checking in & checking out.  

Pharmacies CVS, Walgreens, Rite Aid go from generally 2 million to 20 million depending on location and length of term left on the lease.Have to be working with loads of cash to play in this space as a buyer.