The new buyer puts down 10% as the option fee, ($50,000 fee to our buyer) in this case, and we make the rate 10% to the new buyer for the monthly payment. 

I would do it even if I sell far outside the 18 month window.  

If the US proves out to be the safest investment haven globally and sees continued capital inflows, Treasuries will likely compress / fall and investors will turn to real estate to continue to diversify.  

@Zach Howard the winter months are also the worst time to sell a property!

It all comes down to inventory.

I suspect there would be massive blow back if the feds attempt to lower sec 8 rental assistance. 

If you only gave Pricelabs a month, that is not enough time for it to work.

@Muhammad Kashif Flipping a property in 6–9 months results in short-term capital gains, taxed as ordinary income (up to 37% federally, plus NJ state taxes up to 10.75%).

How was the switch to commercial?

I told her I'll keep the rent at $800 and she'll have 3 months to relocate.