It's probably pretty vague.If so, you're highly unlikely to win in court.Also, it appears you may be incorrect about your eviction assumptions.You state you, "found 3 forcible detainers".

If you don't play the game, then you won't win.

And investors need to understand ( which I know they really dont) that sometimes return of Capital is a HUGE win..

Share your strategies, experiences, and tips for crafting private money deals that deliver results!

Michigan wins two years out of 20 and I can't stop hearing about it! 

Having a deposit in hand guarantees being paid but suing in small claims court even if you win probably means you will get paid LESS than 50% of the time in most states.

But then again if I offered more than I wanted and did win, I would not have been happy with my numbers.

Make it a win/win- he gets to show the tenants some appreciation and kindness while you get to walk through your end buyers. 

anything less than 12% and 2 points is a big win

It just goes to show that with a bit of flexibility and creativity, even the most challenging situations can turn into wins!