May lose my first deal...Help!

[Tonya Weathers]

Fellow BPers I need your help! I am so close to getting my first deal in the DFW area that my realtor has been negotiating for the past few weeks. It's a SFH with a current, long term tenant that I would like to keep ($96k, $135k ARV). Originally, I was going to get a HML (for purchase and rehab) and kick the tenant out so I could BRRRR it. However, I thought it through and said why kick out a good tenant? That makes no sense. However, now 2 weeks into discussions, the owner is adamant about cash only. How can I do cash only with a short-term loan, rehab it, and still keep the tenant? Any suggestions?