I reviewed her lease and it has significant penalties for early termination: 1) The remaining rent due and payable (offset by re-renting of course - pretty standard), 2) A fee of 1 month rent to compensate me for my time/efforts to re-rent the unit, 3) Tenant is responsible for all expenses to re-rent including repairs, painting, advertising, legal fees, etc.The tenant has made it clear that she has no intention of paying the penalties and wants me to just treat this as if her lease normally terminated.

Don’t force yourself into a worse financial situation on her behalf like selling a perfectly good car and financing another one (ie you sell the $20,000 value car running fine to buy a $40,000 car later payable over 5 years at x interest.

You could take this same approach with an experienced investor in your area.Also, J Scott has a book on estimating rehab costs that is published on this site, you should pick it up - it has some great info in it.Good luck!

I remember phone books - I didn't know they are still being published - thanks for the insight Ari Bachrach.I am sure you can find where to mail to those SO CALLED prospects - but what are you going to say, what's your message? 

Hi @David G if this is something you are still exploring Fit Small Business publishes a guide on SBA 504 loans which they update periodically. 

It depends how far you want to take this but what I see are some of your options :-If you are willing to move by May 31st , negotiate the best $$ amount you can and I might even have a third party hold the funds as at the very least she is stretching the truth at this point and I would be reluctant to trust her-If you want to stay at least until June 30, send her a certified letter requesting the "new" owner's information(According to her) so you can make the June rent payable to them and state that you intend to honor your lease.

You should publish this article!

The SAFE Act, another evil stepchild of Dodd Frank, has it’s own set of regulations enforced on the State level.From a recent article published in Mortgage Professional’s America, counter legislation is being proposed by the Community Mortgage Lenders of America (CMLA).

I also start as soon as they are published.

I'm not smart enough to comment on your specific question about gravity (I started as Physics major in undergrad, but wasn't smart enough to get past my junior year :), but it's worth mentioning that most particular and theoretical physicists have bought into the idea of the Higgs-Boson for about 40 years now (he -- along with others -- originally published the idea in 1964).