My advise is to be patient. 

If you are looking relatively passive you might want to check out my article on Three Key Routes for Passive Real Estate Investing

The key now is to continue to grow your portfolio and pay off those properties as fast as you can!

@Ian TanI use key realty in Henderson for 10 properties here in Vegas.

Cordova can be hit or miss so having someone with local knowledge will be a key to your success.

I would personaly call some of the bigger managment companies in your area and they can give u a round about number but remember location is key in alot of markets and one streets are more desirable while others are less desirable.3.Closing costs can vary lender to lender and on type of loan.

Key is to clearly define the partner obligations and profit sharing, etc.

Just be patient and educate yourself on the market. 

If it's a smaller bank/lender, they MAY be willing to work with you and sell you the note, you could then work with her to get a Deed in Lieu on a Cash For Keys deal.  

Some tenants will do so if they have extra incentive.... such as cash for keys.