@Whitney Hutten You make some very interesting and unexpected points.At this point I'm intimidated by non traditional financing but I do plan to learn a lot more before I make my next purchase.I've been thinking quite a bit about partnering with more experienced investors as it seems like a great way to gain mentorship as well as to maximize the success of the investment.At this early stage my portfolio is fragile and I can't afford to make big dumb mistakes.At the very least I do not want to make another RE purchase until I'm feeling really solid on my network and education, not to mention the recovery of the economy.The question of whether to sell or hold has tormented me for years.There is one other factor I neglected to mention in my OP that made me decide to hold the property, for at least a year or two longer:This home is within throwing distance of a major city overhaul project that is drastically improving the area immediately surrounding it.It's been transforming a creepy downtown area that previously you would not want to walk at night (or even the daytime) into a bustling mixed use community.The project has been going on for years and right now is finally in progress in the blocks visible from my house.Also the house has easy freeway access, and is positioned within 10 minutes of an extremely expensive beach area.

@Tim Herman from what I found online “Month-to-Month TenancyTo end a month-to-month tenancy in Virginia, the landlord must give the tenant a 30-day notice informing the tenant that the tenancy will end at the end of the 30-day time frame.

If they did not make a decision within the 10-day time limits, then it is not binding in my opinion.If they cannot agree on a value, then the time limits expire and the parties either negotiate to an agreement or sue each other or the redeeming party just goes away because he/she cannot afford the legal fees to fight it.Even with an agreement by the referees, the redeeming party can still dispute whether something was actually a preservation improvement or not, and can dispute who did the work, investor or taxpayer.Even with an agreement by the referees, the redeeming party can still dispute whether the possession taken by the investor was lawful or not.

The planning commission is limiting the commercial we could put in- no vape shops, adult bookstores, etc... 

I’m worried I will not be able to get competitive loan offers since my 15 day timer is currently ticking.Has anyone ever encountered this?

Looking at the landlord prohibited uses list below, toward the end of the list we have 'smoking or vape store' as being prohibited so I am wondering if a cigar shop is the same as smoking shop, therefore we can't lease to a cigar shop? 

a 180 day time limit prevents someone in most cases from selling at a peak and buying at a trough because they don't happen that fast generally. 

It will take some time for your SOI to look at you as an RE Agent vs whatever your daytime job is and earn their trust. 

Truthfully, my wife and I both have daytime jobs that we love.

The contract states no smoking indoors but does not specifically call out vaping.