I am a quick learner and have many references that can vouch for my hard work ethic.

There's the CVREIA that attracts mostly newbies, and a few seasoned presenters. 

I think the mosaics look dated really quickly. 

That's what is sounds like from a quick glance.

Real Estate Investing is not a quick way to get rich, and for the average Person depending on your time and available funds it can take a while to be able to accumulate multiple properties.

No money down, too quick of an expansion,...and while not stated there, buying in these C/D/F neighborhoods is very risky.

I figure you could come in, remove a section 8 tenant, maybe renovate the unit to attract better tenants, but still end up losing money.It’s known that section 8 tenants tend to be rough on a property.  

Another I like is to find good deals the day they pop up and move quickly.

Do you have to do to get to your ARV and get it rented quickly - no more or less than that.   

While the house is your business, her personal life isn’t and anything you say or do could be taken in a way you didn’t intend.I’d want to separate from that tenant as quickly as possible, so if she mentions anything I would make it easy for her to leave.