As for laminate being cheaper, probably not if you compare wearlayer thickness and what type of scratch resistant finish it has including it's resistance to moisture.

Figure out how much you could rent the upstairs for (talk to a broker or property manager if you're not sure).Then, use one of the BP calculators to figure out whether renting out the upstairs would be a good deal or not - if you're not cash flowing after all expenses, it's probably not a good idea.

@Dustin Lang   Every deal is different but I think in most cases the best negotiation is if something is broken, not if it will be broken in the future. 

Not if she could list and get 95%.You are spot on!  

So this income is pretty much not usable for 2 years.As for your new job you'll be able to use your salary right away if it's a full time position in similar industries, however your variable pay like commissions or bonuses may not be usable depending if its still in auto sales or not, if in auto sales you may be able to average your commissions out over the last 12-18 months.This could be significant in terms of reducing your preapproval depending on what price range you're buying in relative to what income can be used in your qualification.

If you want instant notification of NSF, you have to require payments via credit card, but nobody ever wants to pay the credit card fees for that benefit (myself included).So to answer your question, Forte has the same time-frame on NSF notifications as every other ACH solution.  4 days is common, but if there's a weekend or holiday, those add to the days since it's generally 3-4 business days to get NSF notification.

Do I need to provide further notification that she needs to vacate by October 31?

If you find a broker/agent like the guy I mentioned then keep her/him and send business their way, they'll [hopefully] return the favor making it a great relationship.I've looked into using another realtor but he isn't very responsive (lets just say a week later and he still hasn't set me up on an email notification for quadplex properties that he said he would) and I can tell he isn't as into this as I am. 

@Michael Kim The agent will get both sides of the commission whether they are a dual agent or not.  If

I do not if you're looking for someone local or not, but feel free to let me know.