I believe these things helped the tenant move faster and with two big weights off his shoulders; no cleanup and good movers. 

I don't use CoC when analyzing properties, but instead look at cap rates, but they are quite similar numbers.The issue with McCall is the homes are very expensive and there are two huge shoulder seasons with very low occupancy. 

This summer and winter were over 90% booked, but we do have some slow shoulder seasons that brings the average down for the year.

If I'm in your shoes, I would attend at least 1 RE event a month or two, just to brush shoulders with lenders, other agents, and investors that frequent these events. 

When folks know they are replaceable and you know how to do their job - it takes the chip off of peoples shoulder very quickly. 

The Safe Act also places restrictions and requirements on seller financing.As @Bill Gulley suggested, find a licensed RMLO and let them shoulder the burden of conformity, instead of finding work-arounds.

Wanting to purchase the Estates is fair enough reason for me, because I'd be helping the heirs out with the burden of having an estate dropped on their shoulders.

I would say accounting would take a big load off  your shoulders and they can do it part time remotely from  home.

Just do the right thing, stop having to look over your shoulder, feel good about yourself and help us all live together ethically.Thank you.

I have a similar tenant that I inherited and I will not be renewing his lease when it expires for similar reasons as well.It sounds like you have a cool head on your shoulders, so don't panic and try to use outside resources that can help.