Conclusion: I'd get up at 7am and hit that Send button, before I walk my dogs.I know you don't want to do that, @Johann Jells , but a lot of Realtors suffer with the IDWTDT syndrome, and that's why they aren't successful...

What consequence does she suffer if she wants to leave before the 5 years are up.

It is really for the sake of the QI who cannot have any taint of clients having constructive control over the funds, and the rest of the QIs clients who could suffer if the IRS ever ruled that a QI was actually letting clients exercise constructive control over their funds. 

I also saw those that think they can do this on their own make stupid mistakes and suffer for it in the court. 

It’s a short 2 night getaway for most people and even as covid dies down I don’t see us suffering occupancy issues much at all.

You can maybe get a higher rent, but suffer longer vacancies or lower rent with lower vacancies but in both cases be grossing less when taking both into account. 

@Scott Schultz  deed comes in the mail 1 to 3 weeks later.. no help with evictions. the owner is now tenant at sufferance and they have 10 days in Oregon 21 in WA to move if they don't you do a normal eviction and Prey they don't destroy the home on the way out. many won't buy homes that were occupied It did not bother me.. as I would usually work some sort of deal out with them to rent back sometimes.. but that generally did not work either as once people go down that road they just can't keep it together. same here bids are day before or morning of or never.. some of the best deals are just showing up with a check and no one else has one because there was no opening bid and low and behold its a drop bid and you get a screaming deal.. there is no judge confirmation because we are trustee state.now we did go to sherrifs sales a few years back because of the mortgage mess and this has thrown a huge wrinkle into it... there is a 6 month right of redemption.. so you want to own the redemption rights prior to bidding.. there are companies that just run around acquiring these rights then you as bidder either don't know you need them or whatever and they approach you and want to sell them to you for 5 to 20k other wise you have to sit on the house for 6 months.. now you can legally kick out the owner .. but any work you do to the house other than for keeping it from getting hurt by weather etc if someone redeems you lost those rehab dollars.Also if there is a tenant with a bonafide lease the new federal law and I am sure your aware as a winning bidder you have to honor the lease for the terms of the lease.  

WE have a number of contractor friends & they are always at the mercy of their subs & temps but their reputation is what ultimately suffers. 

And best of all, he let me stumble, fall, cry out, and feel the pain of suffering through losses or setbacks.  

This one is still new and hasn't suffered through a decline in the market.Too many eggs in one basket?