Also Seller hasn’t paid property taxes in 2 years which is a sign the property is in distress.

Even if I were found guilty, the cost would be in the thousands, not in the millions.

Columbus, GAYou can go look up the remaining 21 markets, but you get the idea.

Only thing different is the cost of housing goes up outside of the city, not down like where you're at.

I am taking a salesperson license exam this year to get into the industry and use these commissions toward closing costs.

He acknowledges he owes us $3.8 million and signs a deed to us to be filed if he doesn’t perform.  

If this property is hard to rent, or is functionally obsolescent (only 1 bathroom, no yard, etc), or has deferred maintenance that will be costly, or is in a location that is not appealing to Tenants, then maybe a sale would be a good option in favor of a property that has better Tenant appeal, which will likely increase rent and avoid long vacancies in between Tenants.An option to consider....

A local bank will give up to 100% LTV HELOCS (up to $400k).

You are not paying for their services and won't cost you anything extra anyways. 

My lease requires professional carpet cleaning, which would cost more than $500 for a home of that size.Yes, it's reasonable to reduce the cost because she was such a long-term tenant.