Include your mortgage pre-approval letter and proof of funds Explain the contingency dates and leave the closing date open until you've discussed the seller's plans for moving. 

@jamesFrom my experience of section 8, if they choose to leave you will get a notice asking about up to date payments on the tenant.If you choose to end the lease on them, that step will be bypassed because you chose to end it.

You handled it very well and while it wasn't a cheap date, it might help to know that the national average claim for exactly what you encountered is $10k.

In the 5 days since I posted my first response in this thread things have changed so quickly and drastically that we've had to be flexible and make changes to our original stance.As of the writing of this post my husband & I have decided to allow our guests a full refund less a slight cancellation fee (to help pay me for my time in handling the booking and then the cancellation) OR allow the guest to reschedule their booking to dates in the future.I've done little else the past few days but handle cancellation/refund requests.

The property is selling at $194,000 4 Bedroom, 2 Bathroom Duplex with two car garages on the bottom floor, a nice deck per unit, and dated interiors (built in 1995).

The taxes are paid to date on county website, so don't think it is in foreclosure.

March will be the 3rd month without paying the mortgage (fixable i think) i have around 10 thousand and paying to get the mortgage up to date will be around 5000.

What there is goes pending in a day or 2 or has an offer review date/multiple offer situation.

Let's say the roof was new, the plumbing was up to date, electrical was to code and acceptable, there are no tenants, and the price tag on the property was $150k. 

The commission described in § 7.1.1 is payable at the time of the closing of the Sale, or, if there is no closing (due to the refusal or neglect of Seller) then on the contracted date of closing, as contemplated by § 7.2.1 or § 7.2.3, or upon fulfillment of § 7.2.2 where the offer made by such buyer is not accepted by Seller"my understanding is that only if there was an official offer submitted to me, then she may enticed to the commission.