My emotional investment is in the money, not the property and I am coming at it from the "sales" approach and I am looking at it from an "income" valuation. 

I'd say the question is better suited for your financial advisor, who can determine the best use of the money.

I would hate to see the buyer default and then discover you lose everything because your contract wasn't set up correctly.Yes, you can terminate/evict as long as your contract is set up correctly.The tenant/buyer should not pay your mortgage.

Right before a downturn gurus always come out of the woodwork acting like they have this novel idea only to see their students lose all their money.

Tenants save money when using a shared meter, so there's plenty of room for error when calculating how to distribute the charges.

It's a great way to increase your net worth and these loans can also be used to pull cash out of a property as it appreciates allowing you to reinvest money into new deals.Happy to connect to discuss further.

If the AC is not working you will need an HVAC company to come out and tell if it's fixable or needs to be replaced.To be honest, everything you are saying indicates you are going to create a money pit for yourself.

Nothing, so I post on her FB biz page asking if she's just stealing my money.

Hard money with 20% down How did you add value to the deal?

Why not buy it with private money, borrow enough for the purchase/repairs/carrying costs, and then refinance once the repairs are done?