But now I am wondering if those options have dried up and she is looking at the Mold issue as an excuse to not paying rent and dragging her foot.5) I verified their lease, I do see mold clause in there asking the tenant to inform immediately about any mold.Could you please advise ?

Since you’re not planning to live in the property as your primary residence for at least two out of the five previous years, you won’t be able to exclude up to $250,000 (if single) or $500,000 (if married) from the gain on the sale of the property.

Cut in the easement road, cleared overgrown timber to lighten up the previously dark property.

What's up Bigger Pockets community!!

As the new buyer, I would assume you walked the property and are familiar with how the "long term" tenant keeps things up. 

Marty,Avoid templates because they are specific to certain factors and by following someones BRRRR you open yourself up to mistakes. 

How long are you going to keep the place and how quickly are rents going up in your area? 

Cut in the easement road, cleared overgrown timber to lighten up the previously dark property.

Then as you pick up momentum you can look into bringing on a third party to help grow. 

My advice, don't go for a homerun, a base hit is just fine.. buy something solid and get educated about your market.Its sounds like you are spreading yourself a little thin with all those markets to study.