I hope you have a reserve and can handle non-paying tenants for a few months.I would let her know you are being gracious this one time.

You can also get a lower rate on a 30 year fixed and even though its a 30 year loan there is No prepayment penalty so you can pay as much as you want but not obligated to pay more.A Heloc is a credit risk and can "never" be used as an asset or PITI reserve which is required when buying additional properties.

I called Kirt back and confirmed that was indeed the satisfaction guarantee he was talking about.Then I asked him when would the 30-day start to kick in. 

In my research I've seen that I should target at a minimum a 10% CoC return after accounting for PM (10%), Reserves (5%), Repairs (7%), and Vacancy (3%). 

---Send them a text confirming they are giving up claim to any & all personal possessions left behind and save their response.You could pursue them for damages in Small Claims Court, doubt they would show, but you would need their new address to properly serve them. 

Not sure how viable lines of credits are on investment properties so you have a better reserves.

Offer a large non-refundable EMD and confirmation of secured funding and downpayment funds.

Covers entire purchase, entire reno, with money left for reserves, and a couple months of vacancy.

(CA did this and some people were not able to get rent for 2 years) -If you don't have an adequate reserve then big expenses like HVAC, roofs, etc can really hurt.FINAL THOUGHTS-Make sure not to overleverage-Keep a large enough cash reserve so that when things happen that require money that you don't make bad decisions because you are desperate.

Whenever you are using leverage, you need to have ample slack in the system and sufficient cash reserves (or access to cheap & instant cash) to cover vacancies, capital expenses, unplanned maintenance, and other issues to avoid missing your note payments.