If everyone is in agreement, you can delay closing by a few weeks, which should allow them to move in at the end of the 60 days timeline.

I checked in a month after I sent the money and he said they had some delays with contractors and his partner had to go back to work so he was doing the work in his spare time on nights and weekends. 

IF so, maybe you can delay or have your wife /female person come with you and let them know theat.

I could do a delayed financing loan to cash out 70% and re-invest. 

You might have decent odds if you are buying almost new class A in an A location but then cash flow can be minimal and purchase price higher but still might be cheap compared to California.Example a 4 unit in another state for an A location might be 400k but in California maybe who knows 1.5 to 2 million or something like that.

This allows you to directly manage transactions via the LLC and eliminates the paperwork, processing delays and per-transaction fees of the custodian.

Buy, Delay, Rehab, Rent, Refinance, Repeat. 

Make the tenant responsible for those things mentioned and use good quality material to minimize those type of problems along with an experienced labor on the installation.You could please them by limiting their maintenance cost to not exceed $500. 

As far as the TIN I would suggest you contact a real estate attorney to be sure you have a good commercial lease that covers you and minimizes your risk.

House sold very fast, but then we experienced some delays due to a CU report that resulted in violations to be placed on the property after I bought the house.