If you force a tenant to stay that doesn't want to stay you are asking for trouble like unapproved subletting ect.

Hello Devon,   first and foremost thank you for your service in the armed forces !  

Clearly, if there is no tenant in place, there is no one other than the owner to pay the expense.The way to parse this all is is like this:Gross Scheduled Base Rentplus Scheduled Expense Reimbursements= Total Gross Scheduled Income (this is the total you would expect if no loss from vacancy)less Vacancy Allowance (typically as a percentage of total gross)= Gross Operating Incomeless Operating Expenses= Net Operating IncomeBy applying the vacancy allowance to the total of the base rent plus reimbursements, you automatically account for the impact of vacancy on those reimbursements.I have to thank you for asking this questions, because I needed a reminder to finish a two-part article on this topic.

Also, how would you craft the agreement so that you are protected but it is a win-win for everyone involved.I recently listened to one of the older podcasts, where the subject to is crafted in a way that gives the initial buyer a 60 day option to find a buyer wanting to do a lease purchase.My good friend owns a nice 2004 3/2 down the road from me and she is recently divorced but is stationed in CA in the Air Force and can't afford the maintenance on it...she has rented it the last year but couldnt get the rents because of some of the deferred maintenance issues so she can't even cover her mortgage now.  

You would be forced to sell it to an as-is-buyer like myself.

@Han Oh,Just want to make certain you realize something:If, as a junior lien holder, you foreclose and are able to force a sale and receive title to the property, you now become responsible for payments on the senior lien(s).That is, if you are in second position and successfully complete the foreclosure, any 3rd, 4th, etc. liens "fall off", but not the first lien or any tax liens.Not trying to discourage you, just want to make sure you are aware.

You cannot force them to sign a new lease just because you're the new owner.

Depending on neighborhood, we call a locksmith or just force entry ourselves and change the locks.

If the lien is discharged from the property John still owes the amounts due, it is just a lien on the property any longer.If the buyers choose to take title subject to the lien the lien retains the right to foreclose those junior interests until the lien is discharged by being paid or voluntarily released.As a buyer you would want to clear title to the property thus forcing John to deal with the lien.  

And the IRS can look at an installment contract (which that is) and deem it a "sale" right up front and force him to pay taxes on the next gain.