If I don’t hear from her, should I proceed with filing the eviction with the court or just quit the lease and then replace her with a new tenant.  

I had spent the last year or so down there for my company doing the renovations to the old court house on East Main St. 

Not sure what basic info I should include but any feedback/suggestions/recommendations would be greatly appreciated. 

So basically I would have to try to do a gut for 85k on a house BUILT IN 1880! 

Since I started using it my tenants are paying earlier and responding WAY more promptly to messages, which by itself makes the cost worth it.Though actually just a few days ago they put out an option to use Roof free by just tacking on a payment fee for your tenants to cover when they pay rent, so you basically have an option to pay yourself or charge your tenants a bit extra.Bonus:  The Roof mobile app is also among the best I've used.

Note that "bird dog"-ing is illegal in some states, including Illinois.Wholesaling of real estate is considered illegal by the courts in some states where the distinction between marketing a contract and marketing a property has been blurred by the wholesaler's marketing tactics.

I understand basic hypothetical strategies for cash flow, but can’t say I grasp it completely, or know how to analyze a deal...so that is my main thing right now.

Basically, they use him because he is cheap and they have used him for very long, so it is hard for them to go out and find a new tax guy.

Then you have what you are talking about, which is basically all of the California cities, where the rents won't cover the expenses.You're not dreaming.

DR and Lennar basically will only buy ready to build lots.. so I have a few larger projects in the works.. 92 lots and 164 lots.. that they swear ( pinky Swear) they will buy from me when I get them shovel ready.. 7 to 10 million dollar risk and they could say no if they don't like what the market is doing.. the 92 I am going to do if they don't buy it I will build it.. the 164 I have to flip or I will not exercise my option at walk away from about 250k in cash I Have in it presently.. but that's the land game .. big risk big reward.. if the 164 goes right I will make about 4 million on  the same 250k invested.. roll the dice right ???