When this is done I should be able to rent out the front unit for $3500-$4000.Now that i am able to deliver the property vacant in a rent controlled area and the cost of construction has gone up more than expected. i am not sure if i should sell, pay off my dept and take my proceeds and invest in a similar property and possibly get another one.

Unfortunately, we get calls weekly from borrowers who got burned by so called lenders or brokers that could not deliver.

I'd find an agent that's used to working with investors, unless you going to deliver it vacant.My opinion is you're too far away to really do this yourself and it's going to be much more of a headache to deal with it from that distance then hire an agent.Now if you can't find an agent that would add value to the transaction, then you could totally list FSBO first and at least give it a shot.

Hopefully you asked for it to be delivered vacant. 

In the end she ended up paying $5,000 extra to have one unit delivered vacant, which the owner then paid directly to the tenant.The mileage from this strategy may vary by location and I personally am not a huge fan of dislocating tenants, but it could be an option.

Many OOS investors set themselves up for failure because they don't truly take the time to understand:1) The Class of the NEIGHBORHOOD they are buying in - which is relative to the overall area.2) The Class of the PROPERTY they are buying - which is relative to the overall area.3) The Class of the TENANT POOL the Neighborhood & Property will attract - which is relative to the overall area.4) The Class of the CONTRACTORS that will work on their Property, given the Neighborhood location - which is relative to the overall area.5) The Class of the PROPERTY MANAGEMENT COMPANIES (PMC) that will manage their Property, given the Neighborhood location and the Tenants it will attract - which is relative to the overall area.6) That a Class X NEIGHBORHOOD will have mostly Class X PROPERTIES, which will only attract Class X TENANTS, CONTRACTORS AND PMCs and deliver Class X RESULTS.7) That OOS property Class rankings are often different than the Class ranking of the local market they live.8) Class A is relatively easy to manage, can even be DIY remote managed from another state.

Many OOS investors set themselves up for failure because they don't truly take the time to understand:1) The Class of the NEIGHBORHOOD they are buying in - which is relative to the overall area.2) The Class of the PROPERTY they are buying - which is relative to the overall area.3) The Class of the TENANT POOL the Neighborhood & Property will attract - which is relative to the overall area.4) The Class of the CONTRACTORS that will work on their Property, given the Neighborhood location - which is relative to the overall area.5) The Class of the PROPERTY MANAGEMENT COMPANIES (PMC) that will manage their Property, given the Neighborhood location and the Tenants it will attract - which is relative to the overall area.6) That a Class X NEIGHBORHOOD will have mostly Class X PROPERTIES, which will only attract Class X TENANTS, CONTRACTORS AND PMCs and deliver Class X RESULTS.7) That OOS property Class rankings are often different than the Class ranking of the local market they live.8) Class A is relatively easy to manage, can even be DIY remote managed from another state.

if the seller cannot deliver clean title by the closing date 99% of contracts would be voidable at that point .. and you would get your EM back. 

Let's say Monday comes and you don't remove them, Seller has to deliver notice to perform or quit.

Also you may want to put in they deliver one unit vacant in the contract.