@Akeim Fin I haven't done it, though I've seen leases for only part of the year of course, especially in student situations.My thought is, sure you can try to put such fees in, but collecting on them if the tenants didn't pay those would be a different matter entirely.I think if you did this in an A or maybe B area, you might stand a chance of having people pay those fees, but I wouldn't count on them.And as you said, it's a legal question in general, and involves doing something in a lease which is uncommon, so I think it's one best posed to your attorney anyway.

Originally posted by @Juanita Lopez:My gut is seller knows theres a good chance prices go down a lot in a month. 

The auction company said it is in HUD 2nd chance option, and they gave me a number too high to pursue.

Sounds like you got yourself in a pickle...Is there any remote chance you can chat with the tenants at a safe distance over a beer and buy them out?

Thanks, @Nick Rutkowski I'm definitely going to think bigger with my money and look into commercial and check in with you later.I'm linking my other post here, I don't know if that's allowed, but if you guys have the chance, please take a look and leave your 2 cents: https://www.biggerpockets.com/forums/109/topics/830133-property-management-entrepreneurThank you

Chances are something will come up.

Charles, do you by chance have contacts of such lenders and banks or links to resources where I can read more about this?

The most important thing you can know is how the numbers work so analyze deals and think about what can make them perform better, call another investor or 3 and ask them about the idea, call a contractor or 3 you've never met and ask them how they would solve the problem, because chances are there's something you havn't thought about.

If you're already under market, the land lord may be happy to take his chances with a vacancy in the hopes the next tenant will be at market.

So chances are you're not going to want to refi.