I can whip up supply and demand models, pull aggregate data from government websites, and summarize appropriate economic policy.

The PM company did send the tenant a list of the repairs that were done to the home within the appropriate time frame.

I definitely don't want to just blindly let some management company lead my investment as I'd want to check in to make sure my tenants and properties are taken care of appropriately.

Do you think that if the tools existed to show sellers how to stage, prep their home and price it appropriately that could be a good option for some sellers?

I also recommend giving a 7 day notice to cure, so it is in writing that they need to act appropriately.

She has offered to draw out my permit package I am wondering what would be an appropriate offer to her of equity if I plan on building 10 to 15 of these houses using those same plans.I would be willing to be as liberal as possible keeping in mind that I am also going to be raising money and the people that I raise money from might not feel the same way about the value of said equity As far as the contract is concerned I would allow her to guide the way as far as when payments will be made.

After diligent phone screening only two callers qualified they had an appropriate family composition given the space, they had good credit, and were hard working and seemingly decent people. 

Take appropriate action, set ground rules, wait... before that actually figure out what your ground rules are, then get your tenant to sign some kind of lease that was vetted by any competent person (lawyer/investor/broker/agent) and start implementing all the great advice you have supposedly learned/read.If you can’t do that , then hire a property Mgmt co. and be done with it.

Are investors still open to financing down payments with an appropriate ROI or can I do a first mortgage for 80% and a second for the down payment.

Do I need to go through with the eviction process and get a court order (seems sort of moot now) or is there a more appropriate avenue to take now?