At the moment, I'm looking for ways to break into the BRRR cycle in this Seller's market, leaning toward low overhead properties with Short Term Rental potential - particularly near Ybor City and TPA airport. 

Should I have something in the contract where I can back out of the deal upon leaning about a change in occupancy?

--Here I am looking at their body language and to see how confident and knowledgeable they are about taking on the job.

I lean towards the ideas of multi family and apartments, but I'm open to a lot of new ideas as I keep learning. 

White trim, garage door same color as the body of the house. 

But what made me lean more towards Memphis and more expensive properties was really because I was extremely woried (still am) that as it's so cheap it's too good to be true.

I actually just finished Think and Grow Rich by Napoleon Hill and I'm on The Lean Startup by Eric Ries (for my business class).

I'm leaning towards letting it roll over to the month-to-month because she has been good tenant other than the few late rents.Other than being late, she has been a good tenant, no damage to the unit in my walk through a few months ago to replace the furnace filter.   

Thank you everyone for your input, i am heavily leaning toward not doing it.. just in my heart i want to help them out. 

I don't have an accounting software set up yet, but leaning toward Xero.