If there is no real estate agent involve we provide the 2% discount back to our customers or we are happy to pay the buyers broker such fee.

I don't plan to lend longer that 6-9 months.

I want to get a loan for $260,000 to pay off my line of credit.

Can I cut her water and just say I dnt have money to pay since she hasn’t paid the rent. 

I plan on installing some form of termite protection after purchasing anyway, but is there anyway to make sure I'm not buying a house with a full blown infestation that could become a bigger issue?

I will pay the entire amount when the job is complete and passes my approval.Yes, you should have them fill out a W-9 and issue them a 1099 in January. 

Once I get settled, I plan to start investing in short term rentals in Auburn.

If I can and house is worth way more than owned example(mortgage remaining is 30k house is worth 150k) could I take the 30k loan over and then pay the 120k on the side?

I now have 2 roommates who pay down the mortgage.

You’ll for sure want (1) a buyer capable of making monthly payments, and having a history of honoring his debts and (2) a PLAN just in case the (smallish) possibility arises that the note is called.