If double closes are in fact illegal in your state and if it is a motivated seller who is FSBO and open-minded, you may be able to get out of this contract and create another one under the name of a disposable LLC so you can simply sell the LLC to your cash buyer and let them do a traditional closing with the title co, no double close necessary.Remember that most sticky situations can be solved with a little creativity as long as it's legal.

why I have to help them clean it when its their fault for not cleaning the fridge. next complaint is rodent dropping, I see in the backyard there is whole bunch of rice in the backyard which the tenant did and trying to lure the rodent to come, now that I know they trying to get me in trouble.

I belong to some Forums that have several (stickies) and it does not detract at all.2) Let some of the members do your dirty work for you.

Heres more information about our project for clarity:Principal owed: 250kARV: 450-500 (ADU & Main House) 5/3 totalRent: $2200 per month (3/2-ADU only) Current % Rate: 4.125 (here's the sticky point!)

I second @Marc Rice Should be a very easy and straight forward process. 

Lots of money going to these sticky tenants, strong demand regardless of economy...

Quote from @Jim Rice: @Chris Seveney You had me at "The Creature From Jeckyll Island".

I am looking at Spring Branch and west side of inner loop like Heights and Rice Military.

Rat Rice 2 Retirement with Brad Sumrok will meet for 2-3 days next Month I expect.   

We can easily save up the money needed without eating rice and beans.I am glad we got feedback on what to do here.