I am also getting a home warranty for the property to cover all the major equipment. 

This doesn't even count the lost income while the home sits empty during your renovations.With all due respect, this is just one example of how things could (and likely will) go bad and you don't have the knowledge or experience necessary to handle owner financing.

I'm an agent so I can sell it with just a 2.5% co-op fee to the buyer's agent.Check this out:Obviously I hope to clear more than  $5,200 but these number are conservative and worst case scenario I can rent this place for a nice cash flow if the numbers look bad when I'm done the rehab. 

You having an online presence and marketing tool to get high quality tenants quickly and efficiently. 

I'll take the headaches I get from the appliances over the headaches and lower quality tenants can cause any day. 

Maybe one day I narrow the list down based on lead quality.

Not saying it is good or bad, but at face value it seems low.

So you are right back to it's a risk, you will have some good pit bull/owner combos or bad pit bull/owner combos.  

I've been an investor in Jax for many years with good and bad stories spanning from the westside to the beaches.

If she "won't do anything you say", she doesn't sound like a very cooperative tenant and I would not feel bad one bit about her inconvenience for a few days over ignoring your instructions.How long will you be gone?