It is one thing to offer incentives upon signing the lease, another to roll over at every request.

Put them in the room with the ant problem and it will be gone within a few days.If you have ants outdoors, there are shaker bags from Terro that make it easy to walk around and sprinkle the poison.

Or, do they work on offering a referral fee?

The main hold up was getting an appointment for the fire marshal walk through, which looks to be no longer required. 

ask the tenant if they can wire it to your account ...offer to get  something  sutomatic  set up for them ...offer to cover any fees  that they incur ......what about apps like  venmo / zelle  etc?

I'm not sure if the other units are rented but if not maybe you can offer to relocate them to one of your other units. 

A cash offer is simply an offer that has no financing contingency.

Term 3-5 years.Can anyone advise me as to terms I should offer (interest rate, points, fees etc) and anything else I should be looking for to make this loan?  

You will meet people from different walks of life that will give you different perspectives on real estate investing.

What is frustrating here is that a tenant can do whatever they want and walk out clean to go next and cheat another LL.