I'm wondering what happens when you get n offer accepted and go under contract but cant secure financing with a HML.

Accept the 2 months rent, and have the tenant place a 3rd month of rent in escrow. 

I reluctantly accepted the offer as small claims will not enforce a payment and tenant could have appealed a loss and escalated this to superior court where lawyers would be running the show and I would ended up with nothing. 

Baby Boomers are a massive generation and Social Security helps pay rent for a lot of them, in some ways it's a version of Section 8 housing but obviously with different tenants. 

You forgot to ask for his social security number, haha.

look at 100 properties, make an offer (usually what feels like an embarrassingly low offer, but has to cashflow) on 10 and maybe one will get accepted. 

It's really tough for me to accept a new buyer in, unless it's a unique property type or my goto investor(s) has enough projects going.

., mesh with the laws and regulations related to what type of street to install for a local government to accept it and maintain it along with the business decision to perhaps have an HOA maintain it instead. 

Just had an offer accepted on a 4 plex in Phoenix, AZ. 

Don't accept anything less than rent and late payment in full.