You could go with a fixed firm price, but ultimately you might pay a bit more than it otherwise would have cost to have those assurances, as they'll pad their bid to cover unknowns.Unless you're willing to pay a bonus if they come in under time (and of sufficient quality) I'd be hesitant to try and push a penalty. 

The authors believe that one year is probably a safe period, six months is risky, three months is very risky, and anything less is likely to be challenged, unless there are extenuating circumstances.If you plan to make post-exchange transfers of property received in a like-kind exchange, you should consider allowing sufficient time between the exchange and any subsequent transfer to meet the requisite held for criteria.Maybe your mom's sister should consider transferring the property to you first before the exchange and letting that you make the exchange.

I work in commercial lending, most loans we do are personally guaranteed until they get really big and self sufficient. 

So I've found a regional vacation market, the Poconos, that seems like it has properties in my price and potentially sufficient cash-on-cash returns to be worthwhile.

All standards for determining stable monthly income, adequate credit history and sufficient liquid assets must be applied in the same manner to each borrower including borrowers who are non-permanent resident aliens.

They won't like it, but most are not hard asses about keeping your token EMD.  

So occupancy standards may not be sufficient criteria here.

How much would a minimum amount be, in order to be sufficient for investing?

There seems to be sufficient room to provide a buyer with a good enough R.O.I. and that should be all that matters.

Ours is of the vintage where the stucco is below the dirt line and we have had very little termite activity (spot treat was sufficient) and no problems with water intrusion.This link has some of the thoughts, but seems like it comes down to quality of the installation:http://www.zillow.com/advice-thread/Should-I-buy-a...