The rehab in cosmetic and the house is in really good shape but outdated. 

I just can't agree with casual advice concerning any CFD or Land Contract, they have serious issues, they are out dated strategies and you can have title issues as well as timing issues of deeds conveyed. 

In this market most all lenders are now saying the appraisal is outdated as of that 90th day.

The only investment I’ve made in the investing portion of my plan so far is investing in knowledge from books like “The Flipping Blueprint” by Luke Weaver, “The Book on Renral Property Investment by Brandon Turner, and “The Millionaire Real Estate Investor” by Gary Keller (great book but feel it’s a little outdated in 2020).

If you have something that is really outdated, you can add value by updating it-sometimes even cosmetic makes a big difference. 

@Matthew Mucker This will be an outdated reply, but YES, except under certain circumstances, all TX Property Managers must be licensed... 

And for some old cities here in MA the buildings are really old and outdated.

What I would do is, about 15 days before their expected move out date, schedule a pre-inspection of the property.

Once you get it under contract give the tenant notice and set the closing date for after the move-out date.

It is in good condition, just outdated.