Are you not also trying to protect yourself and your items? 

Avoid debt for consumer items if you can.  

So besides those few items is there anything else on the legal side that NEEDS to be written on the contract for to be valid and legal binding?

They may own (free and clear) a nice car, some jewelry or other items of adequate value (or preferably great value) to act as compensation for the lost rent.I'm not suggesting that you open a pawn shop service for wayward tenants, but in this one case, since you're seem to be having difficulty taking direct action against the children's welfare, you might want to barter for the missing cash component of the next three month's rent.Like others above, I however still confused about why you as the listing agent are burdened with this decision.  

You have to report the entire sale; however, your big item will be depreciation recapture.

Up here (Canada) amortization and mortgage terms are distinct items: most residential mortgages carry an amortization of 25yrs, but mortgage terms range from 0.5 to 10-years with 5-years being the "norm".   

In those cases you have the training with your body to increase your odds of defending yourself along with common items in your surroundings you can use as weapons. ( Belt, keys, mop handle, walls, stairs etc. )Unless people have been attacked in real life they have no clue what it is like.

Here are a few items to consider, keeping in mind the list is not all inclusive:Rely on your network (i.e. – other investors, appraisers, inspectors, building supply employees, agents, etc.) to find contractors – what type of work was done, was the project completed on time and within the budget, how was the communication, accountability, was the work done satisfactory, would the contractor be hired again, what did they do well, what didn’t they do wellOne tip from the BP community is going to the local building supply store (in your case – have a trusted person on the ground) early in the morning and engage the contractors who are there picking up supplies.

With the exception of a few items like appraisal, most would agree to NEVER pay ANYTHING up front!

At close the seller would "donate" $30,000 to a "non profit."