I communicated that I was preparing to take a loss on the flip and she agreed to list for a 1% commission.

With the increased competition among sellers, it’s crucial to prepare a listing to stand out among the rest and work to address buyer objections prior to going on market.

So be prepared for a lot of rejection. 

I had been prepared to just get conventional financing. but if I need to  go another route, does anyone have any suggestions?

Really appreciate the words of wisdom and you sharing the challenges others have faced so I can learn from their experiences.I'm probably putting the cart before the horse here given I still have a lot of educating myself to do, especially across market analyses to lock in my strategy, until I feel fully prepared to move forward with anything.

In the end you will prepare a reconciliation of the tenants account which includes rent up to the day a new tenant moved in, the lease termination fee, credit for the security deposit and see if she pays it.

You can try to not-renew the current leases but prepare for a potentially uphill battle.

Reading through the contract offer that my longtime buyer's agent has prepared, I was surprised to see closing date August 7 and first payment due September 1.My understanding is that the buyer normally gets the remainder of the calendar month after closing date, plus the next full calendar month, before first payment is due on the first of the following month.

Physical investing is a whole different ballgame, you lack the tolerance and understanding of what investing entails.

I don't see how the seller's agent has to prepare the offer.