The key thing is to keep taking action and doing the things you are suppose to do each and every day. As

I scheduled for service on Tuesday during the day, as the tenant said that was fine. 20 mins later the tenant texts back and says, they won't be there and they must be there while the appliance repair is taking place.

Alright BP. the game is getting more serious by the day as I come closer to finalizing the home improvements and to start marketing/screening potential tenants... nervous for the screening/taking phone calls part but bring it on...Anyway,I have noticed how busy I got after closing on the 1st property.  

I want to look back at this day as a turning point in my life, for the better.  

You can do that the same day as the threatening letter, or you can hope the letter works.Even though you are in Hawaii, a local real estate attorney in North Carolina should be able to serve you via phone and email just fine.Sorry your tenant didn't work out.  

They use a lot of checkboxes which makes it very searchable for aplicants looking for certain criteria.I am big about great pictures and I dont have much of this particular property (didn't stick to my process, we were moving contractors out same day as tenants moved in), but this weekend it will be vacant and I will bring the fisheye and get some more material for postlets.

Without rental income, I'm out -$3500 a month (max rent for the house is $2500).Selling the house for market price (which is getting lower by the day as sellers are dumping their homes) and after paying the realtor commission, I'm short -$30K out of pocket at closing, which I don't have.

Closing is scheduled for 9/6 which is the same day as the foreclosure date.

@Stuart Crowell - Although not in the day to day as an agent, I agree with your analysis and would go further to say that my colleagues, their clients and myself included have gone to town homes and condos.

At the end of the day a FSBO might save you 3% (as mentioned previously, you won't get buyer's agents to show your home if you aren't offering 3% at least) but i prefer to cut a check and not have to deal with the stress.