There are also a lot of agents who tend to get pocket listings or know before a property hits MLS. 

Yes, you will take a hit in the sales price, but consider the cost of getting an attorney and going through the eviction process.I'm not a lawyer, but I would offer her cash to leave first.

@Bob StevensHad an off market triplex for 560k minimal work needed hit my inbox last week.

They may not be able to use financing contingencies and may have to show proof of funds equal to the acquisition price but the money that hits the sellers bank account is the same whether its "cash" or a financed transaction. 

After a few too many midnight leak repairs, she wanted to offload it but didn’t want a big tax hit.

Then right away the first time they were late they would have been hit with late fees and a pay or quit notice.

It really began to hit me then and I did feel intimidated.

Garrett, these packages sound like they are a hit for your properties. 

That first deal always hits different—it’s not just a property, it’s proof you’re making moves.

You would have the tax hit from the sale, but it would be high flowing cash and in still in real estate if you want that.