I was thinking about maxing out my Roth IRA because I have some amount sitting in my regular checking account which is losing its value over time.

My concern is that right off, its losing money, but has good potential in my mind if I can retrain the tenants or swap them out.1 Quad, 1 Tri, 4 Dup, 1 SFPurchase price: 420,000 @ 4% interest with 2 year call (possible extension for another year).

So basically she has nothing to lose if she screws you over.

If you go over that you lose the exclusion fully. 

I understand it is losing its value quickly due to current inflation. 

The two property managers I tried to talk to seemed to lose interest when I explained I wasn't renting yet but with 12 months probably.

But I also come from the Midwest where you don’t have to lose money on cash flow to buy

You can send a lease violation notice, which could ultimately result in them losing possession of their unit.The nuclear option would be to tell this person they are not allowed on your property and provide the police a notice of trespass. 

I haven't dealt with a tenant occupied property before and I really don't want to maybe lose this deal for not knowing how to go about this. 

This is the best way to lose all of your money very quickly.