Lastly sometime when you get a big equity gain the best choice is to flip it out and capture that equity to reinvest elsewhere.  

You could choose to pay a lawyer to do your job, depending on how tenant friendly your state is, or simply learn how to evict on your own, your choice.

you don't have a choice but to pay it!    

My choices are FHA with 3.5 down.

However we do need to be able to look at how someone is running their life, and make a free personal choice as to whether or not we want to mingle our affairs by giving them possession of our property.

Here's the rub - Three years ago I made some impossible choices for the right reasons and am now curing my functionally obsolescent financial position.

@Jason Fraser Given that winter here can start as early as October (though infrequent) and stays until April, we have little choice but to carry out renovations in the winter. ;-) Naturally we avoid outside work in the winter as it if far more expensive {heated building surrounds} and uncomfortable to carry out.

I would say contact the lawyer, and ask who to speak to.If she is mentally ill maybe he is the executor or can put you in contact with the right person.It seems to me the safest course of action.

I know you'll make the right choice.

I assume I made the right choice, then!