Also, eventually, the renovations are out of date or worn and you need to do another cap ex spend. 

We explored the idea of allowing it but for only 6months, but we think once the person is there for that long we can't enforce signed language about an exit date.

@Emmanuel OlaIf you can get a longer term conventional loan I would choose that over a hard money loan every time - this is of course assuming the hard money loan has higher interest rate as well as a shorter maturity date

You may have to start in a less desirable area or a home that needs some work or is more dated to get started, even with the house hack.

He can also leave any furniture behind and we will clean up.2 – Flexibility to close/move in on date at his convenience.What other suggestions should I make to make my offer better?

Has anybody heard of REI Mobile?

Why not just extend the settlement date and wait?

You've had a great run with your appreciation to date.  

Is there any way to sort by date, number of posts, likes, etc?

Renters are all up to date and no missed or late rents.