First, you should verify his income supports the rent without her assistance.Second, you should write up a simple "Remove Tenant Addendum" that removes her from the lease, gives him complete control of the lease and responsibility for the rent and condition of the property, and that notifies her she is giving up any rights to the property or the security deposit.

If you are hungry enough, you will put in the work to hand write them and lick and stick them off to the post office. 

Every chance I get lately I've been driving back roads and writing down addresses of homes that appear vacant.

they considered it a dwelling unit and can qualify for opting out of VRLTA VA 225-55.01 if they expressively write it in the lease.

I don't have access to the MLS so this seems to be a pretty good source but I'm wondering if anyone has experience using it to write letters and land deals on distressed or unwanted properties.

What software do you use to manage your owner finance properties?

@Christopher Smith Thanks for writing back.  

I started working on writing my plan out and one of my goals is to purchase my first rental property this year 2019.  

I've built a financial model/software that I use personally and help other investors all the time as well free of charge.

Yes I used personalCapital and update it as often as I can (usually monthly), then from there I just take a snapshot and write down that number every 6 months, since personal capital doesn’t do a good job tracking it for specific dates.I’ve been doing this for 3 years and my net worth is about 15 times higher now then it was when I started..