No matter where you live, there is likely to be investing options within an hour.

Unless you are investing in a location that appreciates very well in which case it then doesn't matter as much. 

The tenant is going to leave no matter what you say, so you should figure out how to let them go while ensuring there's no loss of income.I suggest you remind the tenant they are contractually obligated to pay rent and other costs until a new tenant is found.

I recommend seeking a few opinions on this matter before getting into contract and wasting your time.

If the deal is not great it does not matter who you partner with, it won't sell

@Joshua Thompson already linked the long post that I wrote to answer your question:https://www.biggerpockets.com/forums/51/topics/1215989-expla...Based on your subsequent comments, you missed the point of my post: it DOES NOT matter whether your accountant holds a CPA or an EA designation (or neither of those two).

Get taken advantage of once and every company no matter how legit they seem I don't work with them unless I can do my own research to vet them out.

In case it matters, the house I have in mind to rent out is in Sutton, MA.

Some deals just "work" from day 1 and everything falls into place.Others don't work out no matter what you do.I've done hundreds of them in my local market and would only sell if it was one of those doozy type deals.Funny thing is, a property I own next door might be fine.But for whatever reason the cursed property just isn't lol.If you are wanting to use the equity, then use it to "Gung Ho" and full time.Meaning, don't buy turnkey and use the capital to buy, fix and flip instead.Money makes money and being very hands on and active, you can get to where you want to be quicker.Just my opinion.Thanks 

Doesn't matter if they have 3 kids or not, if they are late on rent, file notice and if they don't pay...start the eviction.Stick to the facts when you go in front of the judge and you should be fine.