Any days that the unit is vacant, you are allowed to take her to small claims for.In your situation, first you need to determine if unit is abandoned or not.

While location plays a huge role in determining if numbers work out for any deal, I like to keep an open mind.

@Sherry Gao Quinn was asking if it is a landlord friendly state, not how to determine if a neighborhood is a good area.

You will need to determine her additional yearly costs and reduce her rent accordingly.For the first year you will need to do monthly comparisons to last year and send her a refund check.

Trying to research as much as i can before bidding on a property.I have access to public recorded documents, such as mortgages on properties, however on properties that have multiple mortgages to the same person on the same house through the same lender, i cant seem to determine which lien holder position is foreclosing (1st mortgage or 2nd mortgage). 

How do you determine what to offer on a house?

To put it simply, you aren't cash flow positive until your monthly rent receipts exceed monthly debt service and all of your expenses, and that can take some time to raise rents.  

I had it in writing at 60k so it was frustrating to see especially after paying my lawyer for the initial contract which was simply a waste of money if he had no intention of selling it on contract in the first place. 

In a Sub to the deed gets transferred thus giving you 100% ownership of the property but the underlying security instrument stays in the old owners name and you simply keep making payments. you now have 100% control with little to no risk since nothing is in your name (assuming you are smart enough to never own real estate in your personal name).Worst case scenario if your world ends and you can't make payments or the loan is called due and you can't pay is deed it back to the seller and move on. 

This is not you paying interest - it is simply, straight up, a fee that you are paying for the lender to give you a lower interest rate.