They will also accept conditions before the appraisal is done. 

Hopefully your tenant accepts responsibility.  

I have a small mortgage left on it with around 3.75% rate and I think Chase (mortgage holder) will accept that I modify the deed such that it goes into an LLC. 

I'd suggest using a minimum of 25% of gross rent to cover expenses on paper until proven otherwise on any given property.Only you can decide how much cash flow is acceptable but I wouldn't consider something that essentially breaks even.

I agree with Michael, probably need to make 100 offers per 1 accepted to find a good deal. 

Still can be very beneficial for a new investor but personally I think not as good as a service as they had with their exclusive listings where they had inspections already done, rent rolls available, and you can complete the entire offer/acceptance via their platform rather than being handed off to an agent. 

Some lenders will not accept appraisals that were ordered by another lender or are beyond xx months old.

The parties will jointly appoint an acceptable mediator and will share equally in the cost of such mediation.

Quote from @Gary Campanaro: I wouldn't consider it unless it were agreed to up front.Cancellations are part of her business, and she needs to accept that.

Also, I’m pretty new to this but I’m assuming you’d have to have an LLC in place to accept hard money or money from private lenders?