Hey Nathan, I am in very similar shoes.

An asset 100% As you scale up there are always people that have been in your shoes--whether you're looking for 2 units or 2,000. 

Sounds like you've got a peach and if I were in your shoes I would keep it as a rental.

I posted 24 hour notice then inspected the property, and all his clothes are gone, but there is trash, random furniture, shoes, and of course a kitchen heaping with spoiled food.  

If it does provide an eviction report, does it show cases filed and dismiss because the tenant ultimately paid?

I think if I can find a hard money lender for the rehab I will keep it, but if I can't I will be in your shoes Kevin.

If I were in your shoes, I would then generate a list of specific questions that pertain to her speciality.

@Marcello Martinez Your biggest hurdle will be marketing because you will need to keep your available funds  liquid so that you can put it down as earnest money on any contract you get.Direct Mail - Super pricey when you are on a shoe string budge... but you can do something similar.

I've been in your shoes - and I've gotten burned every time I've stopped being professional.

@John Thedford, keep an open mind.Step out of your Realtor shoes and look at the following steps I'll be posting from an Experienced Investor's shoes, who needs to sell property quickly AND save a lot in Realtor Points too.