Now at your 120K you're up at about a 13% return and that I think is in keeping with what you should be looking for in the given area you described.I didn't account for the garage because I wasn't as sure of it's viability as an income stream, in my area homes that have garages rent with the garage, and the base rental rate is usually fairly close with and without the garage.

That didn't go over well, but her boyfriend is a bully and I didn't want to get bullied into an agreement that wasn't fair to us, hence why I hired prop management.

What the fair price is for the lease can't really be established over time, so it is then viewed as to what is the fair market rent for that property?

I'm also in the Tri-Cities and also fairly new to BP myself.

That will determine whether a deal exists or not, as well as what is the FMV of the property, and FMR (fair market rent).

Another Texan added to the bunch.

I would go in person to a real estate investor's meeting, and as you talk to people mention the possibility of lending some money.I would at all costs avoid advertising your money, guaranteed you will end up getting a bunch of scammy offers.

I'm fairly new to the business too and I'm learning as I go.

However, she is slightly mentally challenged (probably drug related from her past) and I'm fairly sure she isn't going to move.

Your agent can set those up for you, but don't be asking them to go into a bunch of separate properties to set up alerts for each specific one.