I will pay the money if I can do 1 or 2 deals in the next 4 months.

It is not uncommon - main reason we see right now is over inflated original ARVs and now borrowers cannot sell and pay off the lender. 

This only really matters if you plan to buy a house again soon...within 9-12 months4.

Turns out, the right marketing found renters who appreciated the quality and were willing to pay a premium.

Below are the Invelo plans and perks: Free Plan receives $50 wallet creditStarter Plan receives $50 wallet credit and 15% off original plan subscription costGrowth Plan receives $100 wallet credit and 15% off original plan subscription costProfessional Plan receives $100 wallet credit and 15% off original plan subscription costSkip tracing is available in the platform for all plans and the pricing can be found here (please scroll to bottom where it says In App Pricing. 

On a 320k property Ill be paying 9k annually. 

If purchasing new real estate as part of your reinvestment, a cost segregation study can maximize depreciation deductions, offsetting future taxable income.For effective planning, assess how the sale price is allocated between real estate, tangible assets, and goodwill, as this determines the tax treatment.

The agreement is that your tenant will pay for any damages they caused.

I'll subto his existing mortgage and pay off the 120k.

Often times you will pay much more in taxes than if you pulled the money out, paid the taxes and penalty and then started investing in real estate.For example, with the financing you mentioned, the IRA must pay taxes on the portion of the profit earned by financing.