This is tough Terminix offers a pest control service to take care of things like this but it is quite expensive and didn't  do much in my opinion at least not for a long term rental.

(Be careful as some states give a several day grace period to tenants.)Armed with this information, you should go to tenant and post this notice.

You need to be careful on where you’re purchasing, having a team on the ground here in KC is very Important.

I may have some FEAR of an ARM and I need to work though which parts are rational and which parts are simply inhibiting me from thinking clearly. 

Taxes are really the killer for rental investments in the area though where most properties that are undervalued get purchased by homeowners looking for fixer uppers and outbid most rental investors unless your willing to sacrifice your returns a bit to have a rental in this quality of an area. 

Remind the tenet that this isn't grounds to break the lease, and that there is a process to get rid of people like the next door neighbor. comfort her and tell her the police will take care of it and if it needs to get civil urge her to take action.

This needs to be handled carefully and correctly.There is no 90 days in Colorado statutes and I know of no case law of that nature but who knows if the property is in Boulder.

a seasoned title company will take care of it

If their credit is good enough they can use a conventional loan instead of an FHA loan.

Take care.