@Cara Lonsdale- Excellent idea about the laundry credit, I'm going to look into the prepaid option which may just work.

An another landlord had to send a pre-paid Uber card for the tenant to show up to the court because the tenant said he did not the transportation.

Also were you guys prepaid to drop ~1M into the deal if the raise was not enough?

I have a tenant who uses their prepaid debit card to pay rent thru erentpayment.

Regardless of what your lease says and no matter how 'well written it is to benefit you' @Laura George if 1) your lease is deemed lopsided or one-sided it is not enforceable, what you have is a beautifully written lease that will be thrown out by a judge and 2) regardless of what clauses you place in your lease regarding breaking a lease courts will require you to mitigate looses - meaning that if you hold onto the 1 1/2 month's of the security or pre-paid rent (dependent on your state) but you find a tenant within 2 weeks... when push comes to shove you will be required to return the difference and in some cases depending on your state or the judge of the day, you may be penalized - no matter how landlord friendly your state is. 

If so, I have researched that a little bit but the biggest limitation for what I'm looking to do is as follows: "The new loan amount can be no more than the actual documented amount of the borrower's initial investment in purchasing the property plus the financing of closing costs, prepaid fees, and points on the new mortgage loan (subject to the maximum LTV/CLTV/HCLTV ratios for the cash-out transaction based on the current appraised value)."

Coordinating between parties/agents/lenders, researching and adjusting taxes, water, pre-paid and unpaid items, scheduling, getting payoffs, dealing with third party payees, preparing CDs/HUDs, etc.

even if they don't have a bank account, they can get a prepaid bluebird card.

That's offset by actual closing costs (not prepaids/escrows).You'll also have depreciation unrecapture to consider. 

The new loan amount can be no more than the actual documented amount of the borrower's initial investment in purchasing the property plus the financing of closing costs, prepaid fees, and points on the new mortgage loan If you are looking to pull out more cash that the initial investment (purchase price) then you will need to wait 6 months.