I wonder if offering a 10-15% to show and other management would be acceptable.

Assuming his lease ends the end of October make sure you give notice BEFORE the end of September to be effective.One month a landlord and you have already learned 3 major lessons:1) never rent to a seller or their family members.2) never accept rent payment in advance.3) no good deed ever goes unpunished.

Currently I have been talking to several hard money lenders for money for home and Reno, and I’m concerned about what is a great offer to accept.

I think you are best to leave it the way that you have done already The one lady can move out and they are both still responsible for the rent unless they find a replacement that is acceptable to you.

How do you accept rent payment?

This service gives you the value (after a few questions) and is solidly accepted by IRS and it is supported by empirical data.

The seller is free to terminate and accept another offerThe reality is they will probably have to use a different title company and therefore take 2 weeks to close.

If it ends up lower then I received more income for that year.  1% for CapEx, Repairs, and Management is unrealistic.  10%, 5%, and 10% is more acceptable.  

Roughly speaking, my mortgage payment would deflate (reducing my "rent payment") or if I rented it out the rent increases would inflate, keeping the previous numbers "real."4)  Social Security @ age 62, $1,760.The above scenario does not include my taxable account of  ~ 110K, which is about 15% stocks, 10% bonds, rest high yield savings cash.  

It also stated that it will be back active on Sept. 10 (about a week from now).She  emailed the listing agent who replied and said that all scheduled showings are cancelled because "the bank accepted an offer and contracts were drawn up."