What if there is a year long lease that stipulates that if the tenent has to move before the lease is up, they get $5,000 or something, as soon as I close, I owe that, right?

The IRS stipulates that the owners of the property on both ends of the exchange must be the same.

I would recommend you take care of entire lawn or stipulate in lease for 1 tenant to takes care of entire lawn.  

I have made offers on two deals so far, it is not more because of the strict stipulations of the lender (the deal has to be EXTREMELY good).

Carl, I'm familiar with the IRA stipulations. 

I haven't really checked out a lot of other carriers, but I wouldn't be surprised if they have the same stipulation. 

@Juan Espinoza And once you find someone, your pitch needs to be compelling enough for them to be excited to invest in you as opposed to other investment vehicles.Have a plan written out with your strategy on the deal, projected ROIs, and any other stipulation that you can think of.

My partners found a Private lender  in Texas, who's willing to fund 95%-100% of the deal but one of the stipulations is to pay $3950 fee for an LOI. 

sometimes there's stipulations about age and size, single or doublewide, etc.  

If there was a document stipulating this it would hedge your risk but I don't think you will find it.