The best option is to respond quickly and professionally in hopes that they move out.I would give the tenant two options: 1. vacate the rental in one week, leaving it in the same condition as when they moved in, and I will refund their deposit within 72 hours; or2.

Explore the possibility of doing liability insurance instead, if you don't have much equity it may be your best, and much cheaper option.  

Note these are only residential options. 

Credit is a factor as bad credit may limit options, or may have the lender require you to put 10 or 20 years of taxes and insurance into escrow. 

The reason I approached them about putting their offerings on my show is because I wanted to diversify my product offerings beyond the low income stuff that I specialize in so I could present investors with options that come with varying levels of risk.I do not agree with you that investors won't make money in the low income space at all tho.

It sounds like you are in a nice spot where you have options moving forward with investing, (congrats).

I was originally drawn to it because I wanted to have one place where all my tenants paid rent and where they had the option to set up auto payments. 

Focus on understanding the rental market, conducting thorough property inspections, and leveraging owner-occupied financing options like FHA loans.

I give them a deadline to respond, very clear terms of how we will move forward with the option they choose, and I make it clear this is my final offer.

Your options are greater ahead of the transaction as opposed to when the transaction has already been entered into.Best of luck to you!