I would avoid getting too detailed; leave them wanting more.The key is being prepared to provide options so you can solve their problem.

The more you do that the better you will be prepared when the good one comes along.

My understanding from a podcast, the reason to get in writing they're leaving is so when I go in after the 12th to prepare for next tenant, they can't raise hell saying I violated contract by entering.  

There are a lot of creative ways to overcome challenging issues when selling a property.   

Any creative ideas on ways to optimize this or alternate ways we could allow the upstairs tenant to regulate their heat? 

@Tom Canterino I'd recommend talking to a good mortgage broker, they are often aware of many loan programs that can help with that kind of thing.You could also consider bringing in a partner who can either loan you some of the down payment or some other creative solution (e.g., initially unequal co-ownership but where you could buy back X% over time until you get to 50-50, or something else entirely).Seller financing, as @Dennis M. said, is another great creative strategy, it's a variation on the partner theme, except the "partner" is debt partnering with the former owner.

I am also preparing to acquire property in GA so I am in need of some tax advice.

So far so good with the property, cash flowing and haven't experienced a vacancy yet but trying to prepare for the ups and downs.

Another tip would be to get really creative with your financing strategies.

Any other creative ideas?