Quite honestly though, if that was the option you were thinking about, it would have been better to do it before the last two rate hikes... 

I'm just starting out with this in my late 30's because I've been working since before I was actually an adult and I can't say i'm any better off to be honest.

@Tony Castronovo, regardless if it clears or fails due to lack of funds fact is it was paid before the due date (1st). so no late fee UNTIL/IF it fails than you can talk to her about late fees.and quite honestly from reading your replies and comments it seems like you are not looking for the right thing you are looking to be justified in charging her an extra 100 bucks. most people said its not late, don't charge, let it go, etc. and you keep coming back with excuses to why you should still charge her. its your house, your tenant, your way of doing things, no need to try to explain or justify to us why you think you should do it. 

Now I have plenty of methods of gathering contacts, I have lots of family and family friends who I could honestly probably have as contacts so that's not the issue.

It has great long term tenants and honestly I would pay the full asking prices without blinking an eye.

I'm looking for experienced GC's that are honest, reliable and time efficient.

Honestly, I think we got here about 2 years after I wish we had, but I can't complain.

That being said, there is a lot of potential cash there and you could probably put it to good use.In my personal opinion, if I had no other money, I would sell because $100k (let's be honest, that's what you're most likely looking at) could go a long way to buying more properties.But again, when you make your decision, since you've rented it out and don't qualify for a tax-free sale, I'd make my decision solely a business one and not think of it as your residence.

@Mehdi Khachani I honestly feel your #2 incentive is not very good.

In our local, there is special zoning for such a thing- Rooming House I think- and honestly I have no desire to get into it.