We had to navigate a maze of paperwork, and it taught me that staying ahead of these changes is crucial.You're absolutely right about the potential workaround of having tennts sign off if they're not interested in buying.

Find out what the going rate is for rent, increase it a bit for the shorter term and if they stay over 14 days, have a per day fee that escalates if they stay longer.They can always get short term rental to stay in and put their stuff in storage.I would NOT start any work until they are out. 

The quick good/bad of Section 8:- S8 tenants tend to be rougher on the property (but not always)- Paperwork/inspections/etc. can be burdensome and tough to navigate (especially initially)- People often think FMR rates are guarantee rental rates but that's not the case- Usually the rent isn't 100% subsidized and a lot of people don't realize this- S8 tenants tend to stay a lot longer than cash tenants- Obviously, the guaranteed rent portionOverall, I'm neutral on the program.

Correctly priced, desirable properties stay on the market for only 3-5 days before going under contract.

But you can’t use your “profit” as a guide when your buyer will have a higher interest rate on a higher mortgage with a higher downpayment.Goodluck. 

It seems as if you got the money off the deal, is whatever you saved should cover the expense.If you're in the business for the long term, and you do the right things, you will stay in business Gino

The home buying process typically follows these key steps:Assess Your Finances: Review your credit score, savings, and determine how much you can afford for a down payment and monthly mortgage payments.Get Pre-Approved for a Loan: Work with a lender to get pre-approved, which gives you a clear budget and shows sellers you’re a serious buyer.Find a Real Estate Agent: Partner with an experienced agent who knows the local market and can guide you through the process.Search for Homes: Browse listings and visit properties that fit your criteria (location, size, price, etc.).Make an Offer: When you find a home you like, submit an offer through your agent, including contingencies (financing, inspections, etc.).Home Inspection & Appraisal: Once the offer is accepted, hire an inspector to ensure the home’s condition and the lender will order an appraisal to verify the property’s value.Secure Financing: Finalize your mortgage by submitting required documents and ensuring the lender clears you for closing.Closing: Sign the final paperwork, pay closing costs, and receive the keys to your new home!

If they can’t provide evidence of this, or a Visa (student, etc) that authorizes the duration of their stay, then they’re here illegally.

Start by reading the Ultimate Real Estate Investing Guide: https://www.biggerpockets.com/guides/ultimate-real-estate-investing-guide/introduction2.

Your CPA is the best resource for guiding you through this decision.