Sell, then buy the worst house for the lowest price (the one with the most unrealized potential, for value adding later) in your chosen area closer to work/school with your $200k deposit, and then later, go the HELOC route to BRRRR the best compromise-properties your research arrives at between distance, neighborhood appreciation play, and rent returns.

@Aaron Litzenberg Winter weather is definitley an issue, but you can also play it to your advanatage: sellers tend to get a little bit more motivated once Thanks Giving comes into sight and some banks seem to be willing to get bad assets of the books before they close the quarter and the year.

You will find some BP authors promoting 100% leverage (NOT me--I play it somewhat conservative).

Would you sacrifice the monthly cash flow for the equity play? 

Is this a long-term cap gain or ordinary income play?  

That's how a lender can get creative and still be able to stay in business.Nice play!

I have made some great deals over the last year but they were also in a niche space that most people do not play in.   

These types of situations are stressful for everyone involved and usually play out to the last moment.

To quote Lil Wayne: "Real G's move in silence like lasagna" ("G" as short for a gangster, hustler, a self-made successful person)It's a funny play on words, but like a lot of rap lyrics, it's actionable advice.

I don't suppose I could "fine" her without a lease addendum she agrees to, either.I'm hoping someone has some suggestions that would yield the intended response without escalating the situation too much by playing the "termination" card.