With regard to securing a tenant, I think you are attracting the applicants you want, but maybe are gun shy about accepting them. 1.

The issue here is that if you wait until may you are accepting the situation and that is what a judge may see.

What is considered acceptable records varies greatly from one CPA to another.

We simply hand them a letter that says the evidence they provided does not meet HUD guidelines and we consider the animal to be a pet.If you have a "no pet" policy, they are not accepted.  

@Robert Rixer, I don't know how creative these are, as many are common plays:Valet TrashFencing in first floor yardsProviding washer and dryers for added rentReserved, Covered parkingTech PackagesInternet and Cable contracts, with reimbursementsPayment Plan rents, with small service charge (i.e. bill 1/4 rent each week)Reserved Rental cabanas at poolPrivate pool party rental optionGolf Simulator in clubhouse - fee basedOn site, self serve car wash (quarter feeder style)Charged group fitness/personal training servicesGame room in clubhouse with monthly subscription for tenants (Xbox, Playstation, etc)Changing out high maintenance grass for astro turf or lower maintenance/lower water use shrubberyBut ultimately, I think a lot of NOI increases come from deep dive into understanding EVERY expense and finding ways to minimize them, and/or no outsource them.Train maintenance team on basic HVAC and appliance repairs (find way to get them licensed as needed)Buy paint sprayers for faster, easier turns versus having to hire a contract painter, and possibly repaint whole unit each timeStandardize all finishes, so you can buy in bulk, everything from hinges and door knobs to cabinets, paint colors, and light fixtures.Potentially get leasing people onto lower base salary with higher bonus potentialBulk/bundled insurance across portfolio (even better at scale is to self insure)Regularly test sprinkler systems for leaks.Non-NOI, but benefit to you: partner with insurance agency to get referral kickbacks from your tenant base for renter insurance.  

Husband is willing to accept the $550K but IF it cannot be paid then a FORCED SALE OF THE HOME MUST HAPPEN.

People don't walk in and say "I need you to prescribe me X" without the physician asking a lot of questions, drawing blood, and doing other tests.

Tell the tenant what their options are and they can either accept it or you can go in without them.

We put them to the test with an office warehouse 3 building 40,000 sq ft syndication 2 years ago and they performed as they stated.When utilizing local lenders who keep the loan in their portfolio, you CAN negotiate on rate BUT I find it much better to pay 1/4 to 1/2 point above the absolute minimum and obtain these other advantages instead.  

Or is there an acceptable or usual profit sharing for this kind of arrangement?