I just have a coffee with him before Christmas and I raise the issue on the flipping.

Christmas was slamming -- 100% occupied in December (at a low introductory rate, mind you!)

I also contacted the future tenant and explained that the rehab has begun and that he should be able to move-in in about 5 days.Day 3 December 23, 2015 ~ We tried to get as much of the rehab done as possible since Christmas was quickly approaching.

How often do things actually brake in the middle of the night or on Christmas day or something like that.

I took her to San Diego for Christmas and it was in the 40's and she couldn't handle the cold!

With that to the side, I recommend getting yourself set up for real estate first by improving your credit, cut debt if you have any, do odd end jobs or get a second job to save, be creative about work too such as put yourself up on Craigslist to put up lights for people for Christmas so they don't have to.  

SO this deal fell through for two reasons: The buyer wanted to get to the closing table in two weeks tops (Before Christmas).

I may wait until after Christmas to talk with them.  

Now I'm not saying ruin christmas by kicking her out.

Sounds great look forward to meeting some of the rest of the group when I get back in January hope everyone has a great christmas