.  There are still funds that accept non-accredited investors. 

For my office, we have the following requirement:Tenant must request early termination in writing;Notice must be given 30 days in advance, or Tenant must pay 30 days of rent even if they are leaving sooner;Tenant agrees to pay a Early Termination Fee equal to one month of rent, due at the time notice is given;Tenant agrees to allow marketing and showing of the rental with 24 hours notice during the last 30 days of occupancy.You may be surprised to hear that over 80% of our tenants accept this and pay the penalty when they want to break a lease.For those that refuse to pay the penalty, we don't cry or beg or threaten.

How do you get 100% ROI in 3.5 years, but it takes 4 years for you to reach acceptable CF?

Adjust it as you feel makes sense.Credit score of 600 or moreNo evictions in prior 10 years of rental historyMonthly income of three times rentNo criminal record, or criminal record older than 10 yearsNo petsGood references from previous landlordsMake sure you vet people over the phone/email before you accept an application from them.

If you brought two hundred thousand dollars to a title company in hundreds they would probably not accept cash, and fill out a SARS report.

Owner occupied needs to get offer accepted by July 15 to be in the house for the school year, that piece of purchase market will slow way down come August 10. 4 million people in forbearance, with no modification happening yet.

If you are doing much of anything else you are effectively brokering the sale of real property which is regulated in the US, i.e. you need a real estate license.As far as a real estate transaction goes, in brief:  get an offer accepted, enter and finish attorney review, now the property is "under contract" to sell, complete any due diligenence (e.g. inspections), get to closing...Since you are selling the Right to Purchase, you need to have a contract first. 

If you accept the 23rd as rent due date then that is when your grace period should start. 

For rent accruing on August 1, 2021,or thereafter, and unless an exception or other state law allows for eviction, landlords areprohibited from serving or enforcing, or threatening to serve or enforce, any notice requiringa tenant to vacate any dwelling, including but not limited to an eviction notice, notice to payor vacate, unlawful detainer summons or complaint, notice of termination of rental, or noticeto comply or vacate, if, unless otherwise permitted by this order or under state law, a tenanthas (1) made full payment of rent; or (2) made a partial payment of rent based on theirindividual economic circumstances as negotiated with the landlord; or (3) has a pendingapplication for rental assistance that has not been fully processed; or (4) resides in ajurisdiction in which the rental assistance program is anticipating receipt of additional rentalassistance resources but has not yet started their program or the rental assistance program isnot yet accepting new applications for assistance.o There is a presumption that any rent payment made on or after August 1, 2021, isapplied to current rent before applying toward arrears.o A landlord is not required to accept partial payment of rent but is required to offer atenant a reasonable repayment plan under this order and pursuant to Section 4 ofE2SSB 5160.o A rental assistance program is authorized to share the application status of a tenantwith the tenant’s landlord.https://www.governor.wa.gov/si...

I will follow up with a couple more questions on Pets, Move In costs, etc. if I receive an acceptable response.