They will be done on one rehab in two months, so I wanted to take it in house (since we already have the software) and just deal with a realtor to fill the vacant units.Anything within 80 miles we manage directly.

Not all property management software are accounting software.

I'm worried that if they break their lease and leave, that leaves me with 3 offices to try to fill quickly, all of which are slightly more expensive than the going rate.I had a thought about offering to this tenant (who is interested in the 3 offices) to invite her to go in on the purchasing of the property, maybe inviting her to be a 10% owner, the thought being that if she has some skin in the game, she would be less likely to cut and run and leave me high and dry. 

I just don't want to get involved in the game of supplicating to the tenant by offering to excuse the rent for the key.

@Felix L PerezFYI- a lot of wholesalers are new to the real estate game because it is a low cost way to start.

They aren't the cheapest game in town but they do good work and can be trusted.

Ask questions before you jump in, you must understand the rules of the games before you play.Ask Dmitriy questions and go from there.

I see that you are more of a big game hunter (100+ unit).

These feel like the new rage now days so wonder if we are entering late in the game and how these types of properties are found, in general.

Additionally, it seems as though this may be the new hot area and I may be a little late to the game.