Perfect turnover.

Not every deal will be a perfect deal, in fact most of them are not, so its best to not be a one-trick pony.

I developed this system myself and perfected it over the years.  

There is also one aimed at agents that sounds like it would be perfect for you. 

@Bryant Grimes The reason I wanted to purchase in an A class neighborhood is I plan on this property being my primary residence at some point in the near future and therefore the added challenge of finding a rental property that made sense from an investment perspective but also one that I would be happy to occupy led me to purchase a property outside of the rules of thumb.I personally believe that changes all the calculations and makes this deal make perfect sense. 

Father  in Law will not return calls and so her entire financial state is tanking. she can not sell because of the FIL.

Not sure what's the norm in your market, but some could view it as high if the purchase price is $40k whereas it might be perfectly reasonable on a $500k house.Depends on the investor too. 

First floor, who is the root of the problem, has not paid us the money she was supposed to have paid us by March 1st for the oil that was in the tank when she moved in, but I don't think that can be counted as non-payment of rent for the purposes of eviction.  

You don't have to use each card all of the time - just twice per year will keep them active (maybe lunch on your birthday and a tank of gasoline some other time during the year). 

Good deals will sell themselves and this is the perfect place to list them and they will go fast.