I don't think their is a magic bullet though, I just think you gotta try it all and see which converts the best.

There is no magic bullet just it takes time and a good lender that will work with you.  

That last bullet point makes it a no-go for me because I need an option period to inspect the house, get contractors bids, and make sure those bids are below my repair budget.

Maybe I'm looking for the silver bullet of wisdom from someone who would make that deal but maybe the lesson is sometimes people pay too much.

Bullet proof lease!!! 

To infill the brick wall you can 1) use brick and bite the bullet that it will not match 2) use stucco or plaster to infill it.  3) siding or soffit panel. 

We have done virtually everything to make our units bullet proof (new floors, new windows, new fixtures, new paint, new counter tops, new doors, etc. etc.).This keeps us viable in the market place and keeps our maintenance calls to a minimum. 

Luckily I didn't and I checked out the listing on auction.com again and one of the bullet points states "This property is reported to be occupied and buyer is responsible for obtaining possession." also " Do not disturb client.

I was thinking bullet payment of 5K and if not paid by due date 10.5% annual paid monthly after the 2 month period?

Sounds like you dodged a bullet here, I'd be happy she's backing out now rather than a week after she was supposed to move in.