If they do not vacate, you can file your eviction lawsuit on Day Eight.The other non-curable defaults are material fraud in the rental application or lease, presence of illegal drugs on the premises (it does not matter WHO they belong to) and authorized assault or use of firearm.

I want to give the tenant the opportunity to get his stuff but am I bound by any holding period where I have to store his belongings before I can donate or trash the stuff?

He's from here, just working in a hospital which is a secure but dead-end job (he's a doctor, well-educated, great English, but doesn't smoke/drink so no chance for advancement...priorities, huh?).

  So far my experience with municipal water and power in JT has been good, although I don't drink it, and probably won't unless it's filtered.  

I do frequent the Black Diamonds meetings, there's a meeting coming up next Tuesday June 20th let me know if you can make it and maybe we can have a drink.

I currently do have a strong W-2 but my heart belongs in Real Estate and I want to focus full time into this eventually.

I didn't mean to be long winded, I just like to give real world advice like i said.  

Commercial properties the tax depreciation schedule tends to be longer.

Take the wife on a nice trip and drink one for me. 

That money will be long gone, regardless if the deal closes or not.