I was pushing them to purchase a multifamily for around $800k and collect the cash flow but they don't want that stress. 

His property management company is advising against eviction proceeding because it would take 10 years to collect repayment and they would have to leave the unit vacant for the remainder of the lease.

I have the tenant pay the credit screening service directly, and do not collect any fees from them myself.

California will ALWAYS tell you that they get to collect taxes (it is there go-to answer, regardless of the question) and while she'll owe California income taxes, she does not owe any California employment taxes.However, at year end, she will have to file both California and Florida state income tax returns and her personal 1040 will then have to report to California since California has nexus to her business.I guess my first question is, since you are domiciled in Florida, why did you open the business in California. 

Obviously if you can make the deal even better with a certain type of loan you would take advantage of it.Jeff Wagner and Phillip Morris with One Trust Home Loans are excellent resources here in Houston.  

My main contractor doesn't have the resources to complete both projects at the same time.

Apartments.com is also a great resource in my opinion to analyze rents and get a feel for a market.

My lease doesn't specify when a late fee is to be collected but it does specify that if rent is not received after the 10th day of the month a late fee is assessed.

Although there are some landlords who feel justified in collecting application fees from whomever is willing to apply and keeping them even if they know the applicant won't qualify or will be rejected, I'm not one of them.

Then check out Buildium, its a more full service property management software, which means it costs more, but should save you a lot of time and included rent collection online.