Maybe run numbers to see if it would be a good BRRRR property to refi your capital back out (if you're not familiar with BRRRR search the forums and blogs,it's a great method for redeploying capital without a sale).

And even if you do, there is always a level of "gambling" involved when dealing with these properties.Disclaimer: While I’m an attorney licensed to practice in PA, I’m not your attorney.

I don't need the flip profit to live on so is strictly for reinvesting.I'm not really interested in owning a bunch of SFH rentals which is why I haven't been doing the BRRRR method.  

So if I use your method I will probably walk with 20k.

Also, I am prior military and wasn’t sure if I could do a va loan for a duplex to do the “househack” method as well?

It involves your QI taking title to the new property until the improvements are done since you can't exchange into improvements on property you own. 

I went through a divorce I don't need to be involved in my tenants!

What do you think is fair compensation to hold the contract open for another 4-6 weeks, given what it will cost you and the risk involved?

Understand the fees involved and calculate the total cost for an entire year of management so you can compare the different managers.

Legal costs and the time involved make chasing these folks unprofitable.