Thats not gray hair in the pic, my beard froze in the first 5 minutes outside.

You can do a one time where you give her a 1 week extension and tell her she has to pay the full amount or have her pay most of it now  (she should have some of the rent money) and the rest in 2 weeks. 

I dont always stick to it but it at least gives me something to fall back on.Since it's happening in the bathroom the cause is probably hair.

For most places I'm looking at I'll need to do light rehab (paint/floors) or more extensive; adding bed-rooms to stabilize the property to see the returns I'm looking for.

@Jillian Kemmerer hi Jillian, I have extensive experience in developing solar farms and ground up real estate projects Send me a DM if you’d like to chat

It is easy to say pay when work is completed and this may be possible for smaller jobs like plumbing work, or HVAC work but it is hard to ask a contractor to finance extensive rehab work.

File an extension and contact them or any othe tax accountant on this forum in May.

You will never understand how much you can earn when you ask the wrong people and when you don't focus on learning the math.With no big head, I feel like I am one of the best real estate analysts you will ever meet because I don't charge money and I will do the math, extensively, turn over every rock and look under every leaf, for free, only for investors who don't treat the business like a hobby and for investors who don't want to be a shadow, but do want to work hard enough to really learn, understand the business and actually want to make their own smart and final decisions.   

I have an extensive agent referral list nationwide and I may be able to be of some help to you.

I know it sounds like I'm splitting hairs but some banks write HELOCs in their residential department....which won't write Investment Properties.