Start over with a new lender (if you're working with a mortgage broker, have her start over with a new lender), two months means enough time for two clean bank statements without any crazy money movement to hit prior to closing.

Invest your money into quality cashflowing local properties, then use the proceeds from those to fund vacations.

I did let her know we would give her notice on showings and give her a week to clean up her place, but like I said she's not responding to any of my messages.

In fact, because most checkbook plans offered by quality providers come bundled with meaningful support, you actually have better guidance and lower risk than working with a custodian that is purely a processing agency and cannot provide guidance by rule.Lending works well in an IRA, as it produces passive interest income that is fully tax sheltered to the IRA. 

Whats your goalTo buy and hold $800 per month pn that price is great up to $80k all inOr fix and flipYou can do a "white wash"Just clean it out remove all the crap and carpets etc basically giving next investor a clean slate and buy a little bit bigger property that migjt be easier to lend onAlso look for trust deed investors that take 1st positionHard money most of the time wants at least $50k

All the variables are generally the same as with the 10-unit that you just closed, same age building, same quality build, similar square footage per unit, obviously same localities.

Use that cash to clean up whatever needs to be cleaned up and educate however you want. 

Be willing to learn new things, especially when it comes to cleaning or fixing anything in/on/around a house or apartment.

I go in clean and paint and I can't do that with a tenant in there, so maybe you only lose 1/2 months income.

I'm most concerned about tenant quality...I don't want to be concerned about crime, evictions, rent delinquency, etc..