He is asking us to deliver back 3% ($4800) at closing from our proceeds.The advantage is it seems this would be a done deal if we agree and he is already living there, and has agreed to forgo any inspection or further negotiations.If we don't not go with him, our agent will show the place, but believes the tenant will be emotional and a potentially jaded resident and wants to be there during each showing.   

Try CTB Contracting, I've used him for all of my work in the past and his crews always delivers quality work

Maybe delivering pizzas at night, etc.

He over promised and under delivered.

He's helped out realtors and an investor with lawn service on their listed homes and also delivering supplies for a homebuilder, so he'll be happy to give you a free estimate and work with you too.

If you are already under contract (in backup) and have delivered the earnest money, you could simply cancel and take it to a new brokerage and have them resubmit the offer.. 

I think you can also have a police officer deliver it for you but I have always done it myself.

You have to subtract the original $230k you paid out of pocket first...which leaves you with $715k.Now, subtract all the lost income (now negative CF) from the months that you had vacancies, Maint. costs, CAPEX, etc...assuming 15% of rent per year, that's about $15k x 15 years = $180k...which leaves you with $535k in virtual profit.IF we just stopped there, you would have gotten $35k/year return (on average).Now, comes the big money losses.You will be operating at an average loss (and this is real money due to cash out of pocket to pay for expenses not covered from rent due to now negative cash flow)  per year of at least $15k.If you had invested those losses (and since the source would have been liquid this is not a virtual thing) at a measly 5% per year, and reinvested it all every year, you'd be at almost $800k in actual real money.Anytime you accept hard cash losses, you are losing the benefit of your cash being a "verb" instead of a "noun"...and you lose all the compounded profit from you cash being reinvested and in action...forward action.

I just order online and let them deliver.

Have a process server deliver the notice and the next time you see them should be in court - assuming they show up.