If you paid all cash your COC is not very strong.Google definition:In investing, the cash-on-cash return is the ratio of annual before-tax cash flow to the total amount of cash invested, expressed as a percentage.

@Jared Viernes This property is being advertised by a realtor so is it adventagious for me to go directly to the owner or can I be just as effective in expressing interest by contacting the realtor?

This is when my sister, who lives in Florida expressed interest in the house.  

According to the seller both tenants expressed they want to remain 

Real estate express is a good one

If she's the only buyer who expressed interest in the deal, then it might not be a deal after all.Unless you really want to be in the hard money lending business, I'd send your buyer to an actual HML or suggest she find a private lender.

As one property manager who handles such properties expressed to me, as long as they can show two months rent plus enough for a small deposit, they are in.

What I would keep in mind is that knowing how to intelligently express your offer (on off market properties) is going to be the difference between success and failing. 

Show some compassion for his situation and send a greeting card expressing concern for their well being.Then outline your need to get the project back on track.

If buyer does not purchase title insurance, buyer will receive a Quitclaim Deed or equivalent, with no express or implied warranties of title.