Your idea to just charge her the vacancy is intriguing though (and probably less hostile than threatening her with bringing out a locksmith before she moves out), but is that even legal?

Check book IRA’s are helpful in that regard and can bring challenges to own property in them but not unmanageable.

Yes, he would have to rehab it first to bring the value up.

I then went on to use it as a successful income producing property for the next 6 years, bringing in roughly 26-28k a year in annual gross rental income. 

The alternative is to partner up with experience and bring the funds in.Here're some of the options you have for #1 above:1) 1031 into NNN as you mentioned 2) 1031 into DST (pretty passive)3) 1031 into a syndication as long as it is done via TIC (tenancy in common structure)As for #2 above:You can potentially buy MHP or MFH but again either you need to learn how to do it first or partner up with an experienced investor. 

Which brings me to my ultimate point.The BRRRR method is dependent on many factors, but the single most important factor is the rent you can achieve.

I worked the numbers in about 7 minutes just to confirm my rule of thumb, called the listing agent to confirm if they were currently leased at what I thought they should bring for that market, sent a full price offer without waiving my right to inspection. 

JoeDid they bring you the deal?

In the end we will have about $20k in extra equity, but we will have great cash flow and after 4 years the property will be owned free and clear and bringing in about $1,700/month.

I want to prove I can do everything myself before bringing in partners.