They had 3 months to close with the agreement that they would vacate immediately if they could not close.As it turns out they have terrible credit and cannot get a mortgage.

I know hard money can be expensive ( pts, 8%-12% plus every fee they can stick in the agreement ) but the expense deposit appears to be excessive to to get started.I appreciate all feedback

Did you have a contractual agreement with them that guaranteed cash flow from day 1 - ie: a renter in place or they's pay you the equivalent rent?

Might be worthwhile just to check if you have a pre-payment penalty in your loan agreement.

This is why most states sales agreements for multifamily state they are for 1 to 4 units.  

Hi Jeff,A good to great management agreement could help here.

If you hire a real estate agent insert the disclosure in the listing agreement and make them aware of it, and then when negotiating the sale insert a paragraph in your response or if you accept; write an acceptance letter with a paragraph identifying the encroachment of the fence into neighboring land.

Hello ,Can someone please send me a purchase agreement and assignment contact for whole sale properties also the amendment incase the deal doesn't fall through . 

Hello, Can someone please share their purchase agreement , assignment agreement, and amendment.

You can also just go to the city records and find the agreements.