So if your prompt and don't have any issues usually done within the month of filing.

When I stated that we may do this to the tenant so we could rent it promptly, I received an email in writing, "I understand."  

This is where 90% say no and decline, which prompts the 'well do you have any other properties you'd be willing to sell'.

If they don't get back to you promptly, it's a red flag.

Third, I would document that any claim toward my credit would be a cause of action against their company as it is their responsibility to mitigate their losses and they chose not to act promptly.  

Remain open and honest with your tenants, treat them with respect, listen to their concerns, respond promptly to maintenance/repair requests and you should be fine.

That promptness I have found is key in pushing the envelop closer and closer to closing.

Maybe the judge won't evict the tenant quickly, but I don't see why the judge would penalize you for filing for eviction when the tenant is more than a month behind on the rent AND you fixed the problems promptly once you were notified. 

Jeremy was prompt and worked with our schedule.

The ones who respond promptly seems to run a good business.