In any action against a landlord which involves his or her rental property, service of process upon the manager of the property or a person described in paragraph (a) of subsection 1 shall be deemed to be service upon the landlord.

It is fairly rough, but in line with what you are describing above.

Yes too numerous to describe in a short reply - plus ethical issues

I got 13% from a HUD report describing Southern Houston.

I am well aware that it is more profitable to do fixed pricing vs cost plus; but I also know there are honest and transparent GCs out there that wouldn't do what you described. 

Miller What you're describing is called a BRRR (Buy -> Rehab -> Rent -> Refinance) if you do a search for that term you will find tons of guidance on how to pull it off.I don't have any advice on how to do BRRR's because like @Jim Pellerin I do sandwich lease options.

Could you file an eviction notice on a single mom with 2 young children because she cant pay the rent Then being a landlord isnt worth it .Its a business plain and simple Hey your describing me perfectly..  

I know this is considered wisdom, but I don't want to start in real estate if its gonna take what I described above plus 20 years of slow.and steady progress to finally be able to make 30k per year profit. 

As far as the contract goes, if he’s in breach which sounds like he is based off the way you describe it, and your contract states agreement is void if title commitment isn’t filed by day X.

In this case, you are trying to do a sandwich lease option...which is a great way to go, but you're not doing it right.First, like I said, you never do rehab on a house you are buying on a lease option.Second, what you are describing as doing isn't a LO anyway...it's a Land Contract.