Took about three days for each one to miraculously disappear.

Someone allowed the oil to run out and the radiator lines froze and split in a couple of places - but miraculously little water damage.When I ran my numbers I allowed for a purchase of up to $30K with renovations of 80K for an all-in of $110K.  

We said yes and “miraculously” they paid the April rent. 

After seeing his "miraculous" results [superpower?]

Odds are this tenant will never fully catch up on his rent and even if he miraculously does it will just be a matter of time before things go south again.It's a tough situation because you live there and I think you need to worry about you and your family first and foremost.

The lien miraculously came off about 24 hours later.

Then miraculously they sell the house for $50-150k higher than comps in the area, netting over $100k profit, every episode.

And 9 oz. of that miraculous Odie's Oil costs an eye-popping 40 bucks from Rocker.

He has to list the property, he has to get multiple offers, he then tips off his investor who miraculously puts in an offer $1k above yours, and you're SOL.Complete waste of time and energy.Last one we did, the guy relisted the property with the same agent and tripled the price.

Since you're converting into a rental, your refi rate will very likely be higher since the bank sees investments properties as higher risk than primaries.If you have a lender you really trust you could talk with them about options but I wouldn't hinge your plan on anything miraculous happening on the bank's end.