I would not count on property in this area dropping, there are too many people moving here every day. 

There are 20-40 properties that are purchased in our relatively small market each and every day.

Hiring counsel will give you the confidence and piece of mind to focus on your very demanding everyday life while you disentangle yourself from this woman.I'm a bit confused about her status. 

At least where I worked (SoCal) the inspectors were generally very knowledgeable and honest, Inspections were easy to schedule with a phone call - you could get an inspector to the project the next day.You could always tell the non-permitted jobs done by unlicensed Contractors, horrible, sloppy and dangerous.And @Carlos Ptriawan, most good GCs have their own crews and do much more than just 'inspect' a job...they were there every day doing something and that kind of attention to a job is invaluable.... 

Flipping is extraordinary hard right now, I look everyday at deals in 17 counties these range from the nations capital to rural areas with population’s in the hundreds, I also act as my own gc, am a real estate agent and have a relatively cheap line of credit (8.25% no points) and I’ve bought one deal in the last 2.5 years. a flip really is a quite easy formula 1. your purchase price (you make money when you buy)2.

I love what this forum has to offer, I learn here everyday and I try to share my experiences where I can in my network.I don't know if you guys are gurus, but I know if I keep at it, your knowledge will help me figure it out. 

We've had a lot more success with good old fashioned cold calling, response rates are lower (5-10% nationally) but you don't have your accounts being shut down every day.

Def is a competition between investors looking for deals and families that have the money/time to do minor live in renovations, I see it everyday- people offering 15+ over asking and then some because the market is so wild. 

If she wanted an extra 30 days to move, you should have charged her rent AND kept a large hold back at closing with escalating amounts if she wasn't out in 30 days (ie you get an extra $500 from the hold back for every day after 30 days that she's not out).

If you have actual deals lenders talk to investors everyday looking to get pre approved.