@Marysue ConnellyI'm not a lawyer and this isn't legal advice.Currently, if you want to discontinue a lease that is expiring, you simply need to provide a written notice to vacate to the tenant with the appropriate notice period - our lease agreement states 60 days unless a lease is month-to-month, Colorado law typically only requires 30 days notice.

@Jeff Daring in the standard contracts we use, specific lender is stated in the contract, so a denial from that lender would likely be all you need to exit with your deposit back unless you did something to sabotage the loan.

I understand that there are many state legislatures where similar laws are advancing.

Their website states you can login any time to see this info but there’s nothing there.  

HML are exempt from the rules you state.. those rules are for NMLS registered and licensed lenders doing owner occ or Freddie fannie backed mortgages..

Usually investment properties will want a 20-30% down payment in addition to closing costs, so it's not going to be a good idea in your current state.

Your answers depend on what state you're in and its laws on property transfer.

I'll just state that there are many CPAs who could do this and I named two who I'm confident could help.  

I   am an out of state investor.

Demand evidence to back up the charges or threaten to file a lawsuit or a complaint with the state.If they don't respond to your satisfaction, file a complaint with the state licensing commission.