(Im able to get into this thing for only 10K the cash on cash return is absurd from 37-56% (depending on closing paid and points i pay, its an 8% Cap, 350 cashflow (after variable expenses) Brand new.. seems like a decent first step but the functionality.. a Perfect nice 3/2/2 1400 sq pft per side is 575k , this one could be 365k if they accept my offer i sent last night)

Find out which works for you.Pre-screening might be nice with this strong rental market. 

He is beyond taking advantage of my "niceness".

Being nice to bad tenants only results in more bad behavior.When there is no written lease, tenants are considered to be on a month-to-month lease.

Nice to see someone else from North Idaho!

If she's worried about a contractor entering and taking her stuff, make sure you are there when a contractor is.Not everyone is friendly or a nice person. 

Also starting with a brand new property is nice for the lack of capex for a while.

If you can give them a nice chunk of EM say 50 to 100k and only close when you have your approvals then you start to digging within weeks of your AD loan closing this will save you a ton of money.. this is standard procedures out here on the west coast I dont know about your area..

The pay off from the business is nice.

I was doing insurance remediation after the Northridge EQ in 94 and we had jobs we didn't get to for two to three years after the EQ.