The issue I have is that you're using BP as a sales platform.

In this event you are changing the tax payer for the property and when done prior to a sale the IRS has consistently ruled that as a way of accessing profit inappropriately and disallowed the exchange.  

You should reach out to @ken Rishell on this platform.

This time I filed for consistent late payment of rent, and am going to remove her from the property no matter what.

welcome to the BP nation, this is a great platform to network with likeminded individuals such as yourself, take the time to advantage of all that it has to offer, educate, locate, due diligence, and launch, keep posting but most of all keep sharing

Statistics show that your mail doesn't truly gain momentum and start to pay off until the 5TH mail piece so consistency is key.

However, the class will consist of knowledge that is either directly or near relevant to specifically what you plan on going into.

Invest in your own education first by reading and networking with your local investors consistently. 

What do your expenses consist of?

I'm still really new, but in my short time I've consistently seen you throughout the forums providing help to others.