At the same time, try to work out a cash for keys deal.

Cah out can be used as an asset and for PITI reserves and a Heloc can "Never" be used as an asset or PITI reserves.I generally work out the options for my clients to compare a cashout to a Heloc so you can see payment to payment, overall costs and rate.

If you dated for months, really had an intention to tie the knot and even gave her an engagement ring, but it did not work out in the end... 

Your capital is available to do it, but that doesn't mean it will work out well.

If 2 work out you’re probably onto something and can get bigger while barely risking principle…  

They have a place they could potentially close on by the end of the year, but its new construction and the closing is subject to change based on the builder (and the area was just in the path of Beryl, so that timeline could have been impacted), so if that's the only thing they're thinking of exchanging into, I'm inclined to suggest they consider consuming the losses now for simplicity's sake, especially if the exchange timeline can't be guaranteed to work out.

Doing nothing and expecting the market to figure things out for you generally doesn't work out.

The evictee will be in there giving great advice if anything doesn't work out...It's important that you document what you screening criteria are (a policy) and stick to it. 

If you find this route won't work out, and decide to keep it as an investment property, lenders will want to see the following for a short term loan: 1.

This could work out in the higher cash-flow markets here in Ohio, such as Dayton.