My desired outcome would be to have them exit the property as fast as possible if they are unable to finalize the sale.2.  

I plan on investing in the DFW area, Austin, and San Antonio, Tx.  100k SFH'sMy current plan is to read more books, watch more webcasts, and gain more knowledge.Followed by next year becoming a pro member and practicing evaluating SFH deals, so I can get a grasp for what a good deal is.I will start trying to go to meetups around my area and find a mentor.  

If you are both agreeable that she has moved out then take possession and do your turnover work...I would go as far as offering her "fair market value" for her possessions so there is no desire for her to pursue them...then you can trash them or whatever....it sounds like you are self-imposing some unnecessary obstacles...

I already had a preferred attorney and I had lenders ready to go!

@Michael Bacile  With 11 months to go, I would recommend calling a few lenders now and giving them some general numbers if you want a general range.  

had an eye for the market early on, but sadly didn't know how to find capital (still my bottleneck to going as fast as I want).

@Eric TeleseWe got hit by the same snowstorm way too early and I can’t wait to go back to Playa del Carmen next month to see how the construction of several properties that I bought there is going.

The area is very desirable, it's like the Orange County of the city. 

That cuts out me having to go back and renegotiate when some dufus of an agent doesnt know how to make sure the property appraises.

@Rob BarryIf you decide to go the Birmingham portfolio route, give me shout.