I am in possession of last months rent.

She didnt, then I had to talk to her again (by text which is the only way I can communicate to her and get a response)  The house was newly painted and pristine clean when renter took possession.  

Tenants will not treat you fairly, you just need to try to get possession of the property back as soon as you can so you can start over with a better situation quickly.We have paid tenants to leave many a time.  

If your tenant believes that and stays in possession, you will either have to wait 30 days for them to move out, or file an eviction lawsuit and possibly wait longer than 30 days if everything does not happen as quickly as it possibly can.

You take possession for the rehab.

There is literally no limit to the things you can learn here if you spend the time and possess the initiative!

The moment they sign, they are on the hook for $12,000 paid over 1 year and you are on the hook for giving up possession rights to your property.

If the occupant is in jail it could be argued that he had no way of removing the possessions & might not have received notice of you taking possession of the property.

You're the lender, but you keep the deed (title, for a car) in your possession.

They don't get the keys until the full balance is paid (in CASH, not a check that can bounce 10 days later AFTER they have legal possession), and not until they have established all utilities in their name.