However, circumstances dictated that I needed to move it quickly.

The lease dictates that they will be in default after 10 days of non-payment for rent, but I wonder if they're trying to draw out the process as evicting them would likely extend beyond the date of lease termination (and be more costly as well). 

Your strategy and budget will dictate your where and what.

July is a long ways off and the performance of the asset could change which will dictate your loan options.

Morals dictate if the tenants asked for help moving (truck etc) he would help them.

And the reason for that is likely because your BUY lending and REFINANCE lending will dictate you to keep 25% equity.  

Your plan should somewhat dictate where you invest, why you invest, and what you are looking for.I would not jump into a long distance investment with a lot of research, a solid plan, and a ton of vetting of potential vendors.

I got it back in my instance by calling my agent and dictating exactly what I wanted him to tell the sellers agent - "The owner WILL sign the EM release by close of business Friday or I WILL file suit at start of business on Monday". 

The location of the property dictates which state’s law is applied.

Also, not only will the loan type dictate this but so will the property type.