-what was going through your head to make such a bad decision?

I want this bad.

This doesn't even count the lost income while the home sits empty during your renovations.With all due respect, this is just one example of how things could (and likely will) go bad and you don't have the knowledge or experience necessary to handle owner financing.

I'm an agent so I can sell it with just a 2.5% co-op fee to the buyer's agent.Check this out:Obviously I hope to clear more than  $5,200 but these number are conservative and worst case scenario I can rent this place for a nice cash flow if the numbers look bad when I'm done the rehab. 

Not saying it is good or bad, but at face value it seems low.

I've been an investor in Jax for many years with good and bad stories spanning from the westside to the beaches.

If she "won't do anything you say", she doesn't sound like a very cooperative tenant and I would not feel bad one bit about her inconvenience for a few days over ignoring your instructions.How long will you be gone? 

I have seen Starbucks go in with less parking but it was a location they wanted really badly and had more walkability factor.People think retail is easy and tenants pay you monthly mainly passively on the lease.

Using a corporation formed for the intention of purchasing a franchise to flip a house is probably a really bad idea, unless the franchise is a real estate development/flipping business. 

Besides carrying a gun, what would be the weapon of choice to have for the coming dog?