She keeps saying she is taking the things out tomorrow and tomorrow she says the same thingMy plan as of now is to play nice and hope she hands me back the property and then sue her for all the missing rent.

International deep pockets are always looking for opportunities to play in U.S. market.

Here in NY the governor just extended the "no eviction"  law until August 20th and I have a few tenants playing that card. depending how hard hit your state is, we are all going to potentially lose money that we may never get back.  

And of course the QI plays a key role for you as your guide through the maze of 1031 regulation.

If I can get the property for closer to $40k, this is how the financials play out:Purchase price: $40,000Closing costs: $2,500Rehab: $50,000ARV: $120,000Refi amount (70%): $84,000ExpensesVacancy: $55/moCap Ex: $55/moRepairs: $92/moWater/Sewer: $100/moGarbage: $75/moProperty Management: $185/moP&I + Taxes + Insurance = $741/moTotal: $1,303$1,850 - $1,303 = $547 monthly cashflowIf everything works out according to the numbers above, I'll end up leaving around $8,500 in the deal, which I should make back in roughly 15 months. 

I am sure that will come into play for properties in the future for me as well.

Do not drive for dollars, don't do bandit signs don't do RVM, do what all the other companies use that are succesful.Facebook ads, PPC, SEO.If you are afraid to spend money, investing is not the game you need to be playing.

Ryan - not to derail the thread, but I got two quotes that were similar so I figured it was what it was, but my mentor had the same reaction you did and thinks I played myself. 

I played ball at Illinois, and we had plenty of good match-ups these past few years.

So now I am just playing the waiting game, but I would love to refi as soon as humanly possible of course since I purchased the home with hard money.