I asked the bank to replace them with high efficiency new ones of my choosing and to cover closing costs, in turn I paid $10K over the agreed on price of the house.

I asked the bank to replace them with high efficiency new ones of my choosing and to cover closing costs, in turn I paid $10K over the agreed on price of the house.

That's step #1.Far too many people want to run a marathon so the first thing they do is buy some expensive running shoes, moisture-wicking shirts, a $300 fitness tracking watch, a $30 app, a 60-pack of energy gel, etc.

I see no reason not to toss her but wouldn't spend a lot of your energy on thinking about her right now.

It might sound trivial but it will give you some clarity about how to make offers more efficiently and others (agents, REIs, etc) will be more likely to want to work with someone whose organized. 

All tenants are reportedly current on rents The current owner appears to have bought it at $179k in fall 2018 and reportedly put $100k into it ( a new roof, new insulation, new dual pane, energy efficient windows, fresh interior and exterior paint, shaker cabinets and counters, new tile and carpet flooring throughout, and electrical/plumbing improvements. ) At the asking price, with 20% down, assuming $3k in repairs it would give about $1100 in cashflow (above all expenses) which would be 16.5 % cash on cash return. 

It can be a trade-off between overhead efficiencies and asset protection. 

I would think that submitting it prior to the seller accepting your offer would be more time efficient.

I now have very little income but want to focus all my energy on building a rental portfolio to eventually replace her income.

Using Time/Energy Effectively