This thread may be helpful for more educational resources (books, podcasts, etc):https://www.biggerpockets.com/forums/70/topics/411...

You might consider engaging an attorney to draft a "Mutual Agreement to Terminate Lease" or something to that effect that is valid in your state.A simple 1-2 page agreement outlining that 1) she has surrendered or abandoned the premises, 2) you have her permission to dispose of her personal property, 3) and you have her permission to liquidate her deposit for past due rent, can save you tons of potential legal headaches down the road, and would likely be far less expensive and time consuming than an eviction.Forget trying to collect on the remaining months of the existing lease.

All they needed to do was answer support requests, turn overs and collect rent.

Thanks Thomas, I listed it FSBO before it was totalled of course, showed it a couple of times but no luck, at that time I was asking for 5k as a down payment but now I'm not in a position to do that, I need to sell and collect because I want to invest in something (even though is not a lot of money)

Engage often and contribute wherever you can...and I'm sure you'll find this is an extremely helpful resource in your RE journey!

There are a ton of resources on here that will benefit you.Attend local REIA meetings and connect with like-minded investors: http://www.biggerpockets.com/meetRead the Beginner’s Guide: http://www.biggerpockets.com/real-estate-investingListen to the BP Podcasts: http://www.biggerpockets.com/renewsblog/category/podcast/

Welcome to Bigger Pockets, I think you'll find it's exactly the resource you're looking for. 

But, he left after 30 days, so he could collect some money. 

They tell me she gets daily emails/weekly phone calls about the shortages and they‘re doing everything they can to collect.

.- Use a 3rd party loan servicing company to collect all mortgage and escrow payments and make all appropriate payments to the bank lender as well as seller finance lender.