You might consider paying cash for keys with the requirement that they leave the property undamaged and in broom clean condition.

You ultimately have the rights to the house, with proper notice you can let yourself in to have work done, you have the keys.

@Jessica Murray Obviously you know moving forward that you shouldn't give keys to a tenant until you have all of the move in money due and confirm they have transferred the utilities into their name, but I will not pile on about that.Am i understanding this right that she owes you no rent for 12 months because she did renovation work for you?

@Karthik Ramachandran I just wrote an article here on BP for passive investors on how to evaluate markets and key questions to ask, along with some of the resources we use. 

The key is keep pushing forward while avoiding basic mistakes.Use your fear to your advantage. 

Work With The Best: Finding A Great Contractor Work with the Best: Finding a Great ContractorNovember 5, 2018In the flipping business, having a reliable contractor on your team can be the key to your success.

The motivated seller isn’t giving me keys yet cause I haven’t bought the property correct?

Also start attending local REI meetups, this is the key to networking! 

Tim Ferriss and the '4 hour body' book has a section on sleep and energy.

Offer cash for keys or file for eviction (or both).