Since my wife Becca stays home with kids she is going to be able to help with a lot of the day to day. As

Every day a bit.

It might sound dumb but it's the shiny accent that'll catch a potential tenant's eye, and it's the piece of the kitchen that they'll actually be touching every day. A

All the lease says is if rent is unpaid on the 6th day a $50 fee will be charged.  

None of this should affect closing w/ the seller.Create an borrowing agreement between yourself & family members w/ clearly stated terms & the % of the note or agreement each member hasIf the family member wants the note secured by the property then have the note recorded by the title company as a lien against the propertyYou can have $ deposited in a bank or a portion of the $ deposited in a construction escrow account w/ a title company & avoid the bankWhen $ is wired to your bank have the family member reference the loan & property address in the note for the wire; At the end of the day a large % of money used for deals like yours is actually private money.  

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.

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.  

Over the last 5 or 6 months I have been studying and learning more about real estate basically every day, as has my brother.

(So I could get paid from the transaction and then pay her the remaining balance) And she said she would want the same day as closing.