In twilight's grip, you hold the key,Yet ownership eludes decree.Payments made along the way,Until the final due we pay.An agreement shrouded till the end,What shadowed deal do we attend?"

Finally- on the sale side- the mortgage assumption is a nice sales angle, but your buyer pool is really small for that.

Finally, I would avoid Property Management Companies. 

Nothing came on Friday and then on Monday I was told the commitment letter was being finalized and would be out shortly.

Again, our knowledge around these tax structuring is very limited and wanted to gather information before we finalize anything. 

And finally, I also recommend looking at houses for sale in the area.  

The owner of that parcel paid off just before the foreclosure was finalized and again, the owner had to pay all my attorney fees along with the principle and interest.

You could give them a final notice, a written warning that you are done accepting late payments.

He didn't even acknowledge a blistering letter from the PM in which she documented that the tenant's aggression and a threat from his spouse on the final day made her feel unsafe to press for and conduct a walk through, which the tenant had been putting off.

That said, we do monitor the managers, who have final say in all house decisions (for free rent, remember?).