So Westminster can be a good play.

Handle these issues on a case by case basis don't just default to playing the part of a faceless corporate entity with "policies" that you follow.

Let the present numbers speak and take the long term positioning as a bonus to your ROI 

Your only play is to rent the property out until the bank forecloses.

You don't trust her and she is playing a part by not earning your trust; however, aside from all of us knowing this -- have you communicated it to your property manager?  

At first it may feel like you are playing a part as you get used to making demands.  

I've loved the idea of real estate since playing Monopoly as a kid.

If you play the Seattle market, I would buy in the first six years (of an 18 year cycle) and sell at the end of the next six years of the cycle.

Past that you are at the mercy of the seller taking your E/M and walking...most wont because its a PIA to remarket and sell, the agent will be pushing to get it closed for the commission, but if you have a real deal and someone comes along with cash you could end up getting shafted.If your seller will play ball you can do things like L/O it for 30 days or something to get utitlities switched and tenants in. 

We have a less then 6% vacancy rate and a less then 2% eviction rate so if you pick the right tenant then they will play by your rules if you enforce them and make sure they understand it is in there best interest,,,, Not having to pay for a cashier check, not having to sweat if the mail is late past the 3rd and they get hit with late fees regardless of the reason.. so for them if it is automatic you have helped take the burden off of them, thus making their lives easier.Again just my experience and thoughts.