., 2019.Signed, sealed and delivered in presence of:______________________ ______________________State of __________________________County of_______________________________

Because your lease traded work for rent, and she delivered on the work, an eviction is likely to be more complicated.   

(D) a grantee of an Insured under a deed delivered without payment of actual valuable consideration conveying the Title (1) if the stock, shares, memberships, or other equity interests of the grantee are wholly-owned by the named Insured...That said, our policies are ALTA forms without "natural person" restrictions, so ymmv.

In my location, I would have to give them a delivered 30 day notice to vacate.   

There's nothing worse than losing a smokin' hot deal because your funding took too long or failed entirely.Make sure you find an investor-friendly mortgage broker/banker who will talk straight and deliver under pressure.

You will only be able to find people in your price range who promise a lot and deliver very little, and they in turn will resent dealing with a new investor with no hands-on understanding of the process of a major renovation.

Can we slow down the depreciation in the first 5 yrs to match closer to the cash flow deliver to optimize annual taxes on the this deal while reducing the recapture that will occur if sold within 5yrs?

Also, I was naive about how difficult it can be to run a successful flip if trusting contractors who make promises but fail to deliver How did you find this deal and how did you negotiate it?

You can certainly ask the seller to deliver the property at closing with a vacant unit but if it wasn't part of the original contract, I doubt the seller agree considering it adds another variable to the deal.

Deliver that notice by a process server or at least FedEx, to make it look serious.