Even those lenders that will be willing to allow a seller carry ahead of them (typically only hard money guys) need a minimum of 20-30% of fresh equity ahead of them.

But there was no current elevation certificate for the property when I bought it, so I had to pay the "standard" rate for the area, which was around $1800/year.I paid to have an elevation survey done and get a fresh certificate. 

Or, let her go, do some light cosmetic renovating, and get someone in who is fresh and well-qualified to pay the monthly bill.

This was a cosmetic rehab which included the replacement of the HVAC with refurbished one, and all gas pipes, windows, floors, kitchen, bathrooms, paint and fresh sod.

Re rent at market rates with a fresh landlord tenant relationship.

Now with the carpets out and fresh paint on the walls (done after the pictures below were taken), it smells much better :)This is a picture from an MLS listing from 2010:  Here it is today, after my husband demo'd the wheelchair ramp:We're planning to paint the exterior trim Greek Vanilla (SW) and replace the shutters with black vinyl.  

Sometimes a fresh start is the best option.

Due to my OCD tendencies, and for the psychological benefit of a fresh start, I created an all new account.I am a licensed professional counselor, a PhD candidate, a husband, and a new father.

Mainly from those that sell these investments. and for a fresh rehabbed house ( as long as its done right) probably fairly accurate.But there are issues you can't control like weather, tenant , dogs , etc etc. 

Since you've learnt a lot of about REI and deal analysis since then, analyze with a fresh pair of eyes.