Neither an extra security deposit or extra rent can be charged and the potential tenant cannot be discriminated against because they have an ESA.Contrary to popular belief, ESAs do NOT need to be allowed in public places like service dogs need to be. 

There may be another option to your current choice of cutting the rent or cutting the renter loose...If the renter has been able to pay $2600/m for the last three years, they may have some other financial accomplishments to be proud of.  

Success is a process, failure is a choice

Success is a process, failure is a choice

They are not overly popular.

In MT RE agents can pay and be paid by PM's for referrals, but they can't pay to someone unlicensed).Most of our online owner leads came from Google search (where we were at one point able to be the #1 search result for a lot of the popular search terms).  

Good choice, I think.I guess I'm going through some kind of mid life crises.  

You have several choices.  

Your choice, BUT a 10yr roof is not 'in poor condition' unless A) it  was installed 11yrs ago B) an inspector says so in writing. 

This will allow you to grasp the basics so that your time with a mentor will be better utilized for more advanced material.Since you didn't mention a particular REI area of interest, I added the below links for your review and selection of one of the three most popular niches or all if you so choose.http://www.biggerpockets.com/renewsblog/2013/02/22/buying-rental-property/ (how to buy a rental property) http://www.biggerpockets.com/renewsblog/2014/01/07/flipping-houses/ (step by step guide to flips)https://www.biggerpockets.com/renewsblog/2015/01/31/ultimate-beginners-guide-real-estate-wholesaling-2/ (Ultimate beginners guide to wholesaling)Now that you have made the move, below are some links that will help with the navigation of the site. http://www.biggerpockets.com/startherehttp://www.biggerpockets.com/meethttps://www.biggerpockets.com/alertsHow to Use @Mentions on BiggerPocketshttps://www.biggerpockets.com/ruleshttps://www.biggerpockets.com/termshttps://www.biggerpockets.com/inviteshttps://www.biggerpockets.com/perkshttps://www.biggerpockets.com/forums/categorieshttps://www.biggerpockets.com/courses/a-beginners-introduction-to-real-estate-investing (video courses)https://www.biggerpockets.com/real-estate-investing (Ultimate beginner's guide to REI)Before your 1st purchase, please ensure you visit the below link for some tips.https://www.biggerpockets.com/renewsblog/2014/12/19/real-estate-investing-success-smart-tips/REI books suggested by BPershttps://www.biggerpockets.com/renewsblog/2015/11/13/7-real-estate-books-beginner-investors/ (7 absolute must read books for beginner REIs)http://www.biggerpockets.com/renewsblog/2013/04/14/best-real-estate-books/?