I'd ask for more money at closing from seller to cover 2 to 3 months rent and court fees for eviction action.If not that's what your looking at.. if they don't pay, it will take you proper notice prior to the first of the month to let them know your not renewing.. their lease and only after that if they fail to move then you have to file eviction action.. which will be court fees and again minimum of 3 weeks before court hearing.. and if they get an extension or ??

If they can't make a date then I need to in writing grant then an extension which I will do only a for a few days.

My question is do I need a more extensive of insurance policy with people staying on our property.  

Are there extensions? 

We had a fairly extensive thread on this not too long ago.https://www.biggerpockets.com/forums/67/topics/463525-any-tips-re-aligning-interests-when-partnering-w-builder

I think what you are looking for is someone trained in the ways of real estate investing - an agent that will:Introduce you to FSBO's - Expired Listings and other real estate opportunitiesWill be your fiduciary representativeWill make offers for you on suitable real estateWho understands creative financing; delayed settlement, seller assisted financing, assignment, wholesaling, REO, tenant selection, soft money mortgages, tax salesWho will be responsive to your financial goals and a person of integrity and trustHelp with direct mail and street marketing to locate transactionsHousing and rent court marketingAbsolute aware of financial and contract clauses as well as contract engineeringCan assist in - delayed settlement - automatic extension, performance mortgages, subordination, principal mortgages, options and joint venturesAware of bidding on REO, forclosures, tax sales and public auctionsUp to speed on commercial real estate, lots and land as well as businesses with real estateHow should you treat this wonderful person (if you can find one) -They should have a commitment from in the form of a Fiduciary Buyers Brokers AgreementYour agreement to pay them a commission on any non-listed deals they bring youA bonus agreement for great deals that you closeA gas budget - or a cash payment for gas Kind words and respectTo be sincere and active with the agentRespect from youFirst class training on how to represent youSometimes an equity interest in the great deals the agent has initiatedListings when you are ready to sellYour cooperation - all your financials, tax returns and other information that will help your agent close dealsA few free lunches ----Good luck --- Charles

Some forms of sheathing create additional extensive repair costs/time because that sheathing may have to be replaced too.  

Yiftach, before you spend any money on an attorney, assuming that you are still within the original contract time - and have some time left in it before you'd need an extension, which the seller clearly would not agree to now - have your (buyer's) agent get together with the seller's agent.

Has the investor buyer submitted an extension of the contract, if your closing was supposed to have already happened?

Right now I am just feeling around for something to do and have always had interest in Real Estate... the car wash just seemed like an extension of that.