Basically I cannot renovate and if you saw the inside you wouldn't want to spend the dollars. a place for people with warrants and people down on their luck.

I personally haven't found any FSBO leads that warrant a wholesale or flip spread.  

Seller hereby warrants that there are no other liens or mortgages against the stated property other than as herein stated:(A):First mortgage for the approximate balance of $__________ payable to ______________________________.

My advice would be to always start an eviction action as soon as warranted, because they can take a while depending on your local ordinances.

But I believe the potential long-term benefit warrants those risks now.

They get a Warrant of Resititution notice, but it does not have a date/time and I've yet to have a tenant ask me.

In that case, I would stick with the lease arrangement and address the sale post closing as you get into that.The issues here seems to be that your are in a hurry, you are wanting more money than might be warranted and that you grabbed a buyer that may not be the best needing possession prior to your seller's closing, having you dance around to facilitate what could be a simple assignment that would allow you to get paid and avoid the long term relationship.

The question is pretty simply stated, aspects to consider would fill volumes of books, but simply answered my reply would be when indicated economic conditions warrant with respect to supply and demand. :)

She would likely be responsible for costs of moving and safeguarding the property, you could have it moved to a storage building.But really, this sounds like emotions have driven more of the concern than is probably warranted, here referring to her home is a technical misstatement that you seem overly sensitive about.

At my bank if you were to refinance into conventional from FHA you would have to wait a min of 6 months to apply for an "additional primary residence," assuming the occupancy story and motivation letter is strong and sqft, home size, and other factors warrant a "primary residence."