She can not pay rent and she has not committed to moving out.  

It's been over two years now since I first started learning about investing, though to be fair I don't have a lot of time, but have made a commitment to really start focusing and learning more.So how long after deciding to invest did it take to get started? 

Sheriff sale in PA is without title insurance, you are sending money blind without knowing what other liens exist.

Hey Matt,Yes, taxes are the bane of the REI existence in SC.

As you getting further into your investor career having a pre-existing relationship with a banker will help!

I've been working with LoanDepot on a cash out refi for one of our rentals (a duplex).  I've locked in the rate, paid for the appraisal (which was completed today), paid for my credit check and submitted all the paper...

I believe the VA requires you to have 1 year left in your commitment if you are purchasing while you’re still in.

Just be sure to factor in the 1% PMI in your numbers, as this exists for the lifetime of the FHA loanHappy investing!

.- Given the very low rate I am simply considering paying off existing higher-rate mortgages on my rental properties, essentially "refinancing" at a lower rate. 

Median Price: $525,000 +7.14% Yoy - 7ish % isn't unusual, I have multiple ~7% moves since 2016.Sales: 5,344, -10.06% - normal number for September, 2020 was unusually high due to delayed purchases from Covid thus the yoy lossYTD sales: 41,238, +8.36% - highest Sept read I have, houses are selling.Inventory: 5,875, +6.16% - still too low compared to pre-Covid, see stacked chart.New Listings: 6,366, -10.61% - still too low compared to pre-Covid, see stacked chart.YTD New listings: 51,949, -2.47% - prior to Covid we were running 60k+ houses.Months Supply: 1.2, -14.29% - persistently low indicating an unrelenting sellers market, see the Existing homes as a % of households chart, continues to shrink.Cumulative days on Market: 26, -44% - persistently low indicating an unrelenting sellers market