Since you are unwilling to enter a new 12 month term, SEC 8 will tell you to give a termination notice and they will issue the tenant their paperwork they will need to start the process of getting moved into a new place. 

Having to be very, very cautious with paperwork and tracking payments and have had to really be on them to keep things moving swiftly.

Essentially giving me 100% with zero of my money in the deal.

I got started when I bought my first single family home in 2007 and essentially fixed it up myself so that I could learn how difficult or not difficult each individual task would be.

I would essentially have to foreclose on her?

Remember that probate laws are State specific.Probate is essentially a title-related matter.In CA, probate courts resolve transfer of Decedent's estate assets, guardianship and Conservatorship matters for minors and seniors respectively, and trust owned assets.

With the proper paperwork filled out of course. 

Essentially, the low end would pay all the mortgages and give me nearly 2k/mo.

The fees are minimal and include state specific paperwork, monthly meetings, quarterly newsletters of new happenings, etc.I noticed your tags aren't working, so the folks you replied to may not have seen your responses.  

If you look at the paperwork with your HELOC you will find that the bank can close out the HELOC if they find conditions warrant such.