But, there's no deal on here, based on rental income, it's negative cash flow with only minimal repairs, and the occasional vacancy, let alone major repairs/damage.

The property has fire damage so the kitchen and a bedroom need extensive repair and update. 

It would have saved a little money if she would have moved out and I could have just taken possession of the property but I saw a lot of stuff inside, so I am waiting on a call from the sheriff and we will have to do a physical eviction.

Save time, money, brain damage and possible trouble and just say next. :) 

@Jared Rine  . . . how do you overcome the requirement for an overseas investor to be physically present when opening a US based bank account?

Improving a well run facility is a bit different than overhauling a 50% occupied, facility requiring a lot of physical improvements.  

Units started standing empty and the property deteriorated (physically and financially) to the point that the bank made him short sale it.

I'd also suggest buy an umbrella insurance that'd cover you for damages beyond what your normal insurance policy could cover.

If either of you don't have insurance if something goes wrong you sue for damages and slug it out in court.

The spirit of my criteria is to keep from ending up with a menagerie of animals being moved in damaging my property.