Ex., if 20% down payment in purchase agreement, have him place all those funds in escrow at the settlement company with clearly written signed addendum that should buyer not close by x date for any reason, those funds are nonrefundable and to be released to you, but all credited to buyer at settlement if they close.

A lot of the posts on here bragging about high cashflow are really just ignoring many of the cap/ex and management costs.

I know that doesn't specifically answer your question, but I truly hope it helps coming from an long-time, ex-banker.

They have claimed their thermostat changes temperature (ex. they set it at 72 before bed and wake up and it's 65 degrees in the morning.) 

(Ex: vacant list, tax delinquent list etc...) 

OP would likely be ~$1500/month negative on current property as a rental when including maintenance/cap ex, vacancy, PM, misc.  

For ex preferance of 4 Bed 2 Bath or 5 Bed 3-4 baths?

Anything over may look good, but will likely be hiding cap ex in this market.

Being able to help someone who was going to walk away with nothing, and there was also lower cap ex.

People want too much, too many doors, too much cash flow without realizing that more doors equal more problems and more cash flow can mean more cap ex in general.