Then I planned on getting my cash back out of the deal by selling a front-end partial at a max of 70% LTV to the note buyer (or whatever the feel comfortable with), which will leave me with just a little left in the deal.

ALL I can say is to seek help and comfort and DO NOT give up; people want to help, I want to help...

You need to stay on top of this situation.

The best thing you can do is know your numbers, pick a small section (preforeclosures, absentee owners, tired landlords, etc) and stay laser-focused on that niche.

I hired an eviction company - and I have the keys and have a crew set to do a make ready on it... she certify mailed me the keys and has moved to an extended stay hotel.I'm obviously keeping her $1,000 security deposit - but she also owes me over $3,000 in missed rent.

I understand it counts towards the down payment upon closing but does it need to stay in escrow or can the owner/seller just do whatever they want? 

I know it would probably be stressful having a newborn, but let her know that you only need to stay in the property for a year, then you could move out and repeat the process.

They've been in my SFH rental property for nearly 2 years now (and are staying another 2 years), take fantastic care of the property, NEVER have any issues with them etc. 

If the neighborhood goes from a B to a C do the tenants stay there and continue to pay me market rent for a B property?

@Raymond Y.Many times, once your bank is comfortable with your experience and deals they won’t check credit every time.