In addition, it can be helpful to stipulate in the agreement that a portion of the proceeds from the sale will remain in escrow until he has vacated AND if you are forced to proceed with eviction the money can be used towards that. depending on the selling price, $5-$10k outta be enough to convince him to move his stuff out.

I'm an agent here and would love to have a chance at an phone conversation, but at the very least....can give you some names of agents that I've enjoyed working with, that are professional, and are quick to communicate.

The downtown area actually doesn’t have much to enjoy IMO. :)

@James Jones Thanks, we are enjoying TN so far! 

I really want to get involved in Real Estate Investing with Rental Homes first, after a few, add a couple vacation properties, then may a few commercial units.

There is such thing as normal wear and tear and if you hold her security deposit longer than 30 days after walk through, you'll meet her in court and the judge will support the tenant.Just collect her last water/sewer if by the lease it's on her, and move on.Market is hot now - you'll find next tenant before this one vacated the house.Good luck!

They have been on a month-to-month lease and have already stayed past the 45 days I gave them to vacate.  

I've also enjoyed the networking with other realtors in my firm, which I believe will come in handy now and in the future.  

:-)If you wish to furnish a vacation rental that your IRA LLC owns, the LLC must pay for it, this would not be prohibited transaction.

This whole industry is a grind, enjoy it!