@Gregory Banks I can offer some practical advice and referrals.

Find Brandon's videos on YouTube for the "four square" method of analyzing homes and practice.

It's a good practice to overestimate costs and underestimate after-repair values (ARV) to keep your expectations realistic.

This has been our primary business for well-over thirty (30) years, but in California ONLY.Few posters here are attorneys, let alone licensed to practice law in Hawaii.

Your tenants obligation was to pay you on Jan 1, so it doesn't matter if they paid someone else they still owe you...obviously details re: notice and dates all come into play here and from a practical perspective I'd work with the tenant and not move to evict over this.

It's hard to harvest equity on these plays, unless you commit, long-term, towards very light leverage, as the only practical ways to benefit from the equity in your portfolio, if you plan to never sell it, only exchange it, for a lifetime, are to spend the cash flow, or cash out refi.

Find Brandon's videos on YouTube for the "four square" method of analyzing homes and practice.

Is it a normal practice to have a deal set up where you find a new place for the seller to move to?

This is a practice by some less than reputable companies.

Negotiating is a skill that needs to be practiced and consistently role played to get right.