Don't FORCE them to use that lender or they will assume unlawful kickbacks are going on & who knows maybe their existing lender does non-warrantable too (but obviously throw out any retail big box bank offers... as always, but especially true here).If the buyers gripe that the non-warrantable option has a slightly higher rate (it will), offer a seller credit to buy the rate down.Non-warrantable condo end-lenders are a little extra conservative in most other regards to compensate for taking this risk, so don't get up in a huff if closing is two weeks slower than it otherwise normally is in your market. 

This deal is for the seasoned invenstor who is gutton for punishment.

Second question: unlawful detainer or abandoned property:Person leaves some furniture behind, but clearly moved out (dropped off keys, everything else out) after receiving a cure or quit notice.

The nice thing is that the 1031 allows you to do this even imperfectly and still avoid all the tax - so even if there's punishment its usually opportunity cost and not a painful eye gouge. 

It doesn't sound like an eviction (unlawful detainer) lawsuit would be appropriate in this case if the tenant has truly abandoned the property. 

As crazy as it sounds, but you are getting punished for paying off a delinquent charge-off, if you suddenly come into funds.I would suggest that you go to www.creditboards.com and educate yourself about credit repair.

I've filed only a handful of unlawful detainer's (evictions) in 25 yrs.

The day after that 60th day (assuming its a weekday) you can file the unlawful detainer in court.

Give her proper notice to vacate (as per your state's laws), then when she doesn't move out, proceed directly with a holdover eviction proceeding (I think also called an "unlawful detainer" in some jurisdictions).Regarding when rent payment is due, what @Andrew Boettcher mentions sounds right, but check your state landlord/tenant laws to be sure.  

Oh, and that quit claim deed you get to hold, wait till your buyer has his attorney nail you for an unlawful foreclosure circumventing foreclosure laws.......what, no security agreement allowing a non-judicial foreclosure.....you might get to go the judicial route after all!