It is extremely risky for a variety of reasons. 

For the most part, your cash flow would be better with multifamily.As a buy and hold investor, you would be happy with multifamily vs single family for a variety of other reasons as well. 1.

Any property can be postponed for a variety of reasons, including a last minute bankruptcy filing.

Tenant didn't call me about THAT piece of mail (she was subsequently evicted for a variety of reasons).Point being - forward the mail, but it's pretty much impossible to stop it entirely, unfortunately.

You have found a great place for networking with a variety of different people on all kinds of real estate topics.

I invest in apartments as a passive, do rehabs, wholesaling, seller finance, have a SFR, and am an occasional private lender, so I'm well versed in a variety of investment options.  

Well - here's the thing...Newbies come in 2 varieties - those who don't know either real estate nor life, and those who just don't know real estate.

There could be a variety of tenants, but that might just be me looking at the numbers and refusing to see that it just wont work.Could I ask then, with the numbers provided, what kind of offer would be feasible in your opinion.

All you can really do is minimize the possibility and it's impact, utilizing the variety of suggestion already given. 

It may be a minimum percent (calculated and payable in a variety of ways) and you mentioned, a lien on the property, or even some of the equity/upside potential.