We served the tenant 90 day notice as she was throwing massive parties in the home with complaints from neighbors, etc.

You will know when that part is ready.2.

I am in the same boat with low ROE homes and am selling them. 

When approaching the seller about seller financing, especially given the unique nature of the property and potential challenges in selling it, it's essential to frame the conversation in a way that highlights the benefits for both parties.

Their attorney will want to take inventory of what insurance coverage is available and the best way to do this is by naming both parties as defendants.

We syndicate to 50 different rental websites, some key websites that are missing in my opinion are: Realtor.com - Another solid option for reaching renters.Trulia - Similar to Zillow, with good visibility.HotPads - Focused on rentals and popular among renters.I recommend looking into the MLS syndication if you aren't using a third party that automatically syndicates the listings.

I want to limit my risk as not knowing where the economy may be going.I'm in a similar boat, also 50 with good paying W-2 looking to build a portfolio to help replace that sooner than later.

What you may want to consider is bringing in an equity partner to fund a portion of the deal and have you manage it and find a way to allocate the profits to each party. 

There is a legal concept that when a contract is ambiguous that it will be interpreted in favor of the party that did NOT write the document.

I came around to leverage, and my portfolio is about 35% leveraged these days, but I really missed the boat by insisting on paying everything off early.