Nice accommodations with safety peace of mind and quiet is what they desire.

To accommodate this oddity the IRS allows that a capital lease of greater than 30 years remaining duration is the the same as actual ownership of the property. 

If the sales person you are working with can't accommodate you then move on. 

The previous landlord did offer to just turn the check over to me if it doesn't get sorted before July rent is paid (thank goodness he's been accommodating!)

@Aaron CooperHere you go sir:Florida law defines a vacation rental as any unit or group of units in a condominium or cooperative or any individually or collectively owned single-family, two-family, three-family or four-family house or dwelling within a single complex of buildings which is “transient accommodations” which means “rented to guests more than three times in a calendar year for periods of less than 30 days or 1 calendar month, whichever is less, or which is advertised or held out to the public as a place regularly rented to guests.”Keep in mind that tax rates may vary from each municipality. 

However, I could also see it working both ways -- you up the rent at time of re-signing in order to accommodate said suggested improvements, and tenant couldn't argue they don't need to be done.

I am a fellow REI rookie from Lafayette, IN, and I am in a similar situation, so i thought id give you my thoughts.First off, I feel the biggest consideration is what you want to get out of the deal, with the numbers you have provided, you can see that you will be barely covering the P&I at the current rent, and even if you increase rent, will not cover the full payment with your tenants rent, taking into consideration the 50% rule, you will need to accommodate for repairs maintenance etc., as I'm sure you know.

I am on the north side in the woodlands but am willing to drive downtown.So sound off on when and where is best and I will try to accommodate.

You need to establish a relationship with a Qualified Intermediary ASAP who will act as custodian and accommodator, holding the proceeds on your behalf. 

It is likely more difficult to find the seller who will accommodate the seller financing than the attorney to do the paperwork.