Here is my list of the most dangerous real estate related investments for the “non professional” investor lacking direct knowledge  and experience in these investments 1. Tax liens2. Mortgage notes3. Syndicated real e...

The fact that you are asking this question of strangers instead of your PM indicates you have an amateur managing your property.

Again, large commitment of time, patience, and ability needed.The amateur of “semi pro” investor should realize that the professional investors (such as myself) spend ALL DAY EVERY DAY doing the above.  

It's good the tenant is talking to you, but I suspect she's just filling you full of excuses and you're lapping them up.Cash for keys is what amateurs do when they don't know how to handle non-paying tenants.

Quote from @Evan Ross: One of the most common mistakes I see with amateur landlords: attempting to build goodwill with their tenants.

Hiring a lawyer sounds expensive, but it is way cheaper than hiring a amateur (in this case yourself) who costs you money and provides no results (and then you need to hire a professional anyway).My personal philosophy is to "do it right, or do it twice" and its way cheaper to do it right once. 

Tenancies are subject to your removal so if there are squatters, good luck.People usually look to foreclosures because they think they are cheaper, but foreclosure buying is not for amateurs.

Basically an annuity with 1mor both parties being amateurs.

Those horror stories are typically from amateur landlords that don't know how to screen tenants.

What's left after all that is your cash flow.Collecting cash flow to spend is an amateur play.