I have tried to file in Small claims court but the SOONEST court date they can give me is MAY 2016, and I feel they will not take this court date so far away seriously and I new to recover some funds so I can complete this project and move on.

It is not an accredited university or college, it's not a government information site, it's not a law firm handing out legal information, it is in the business of driving internet traffic and collecting membership fees.

@Mark Shafer you might try an internet search for hard money lenders in your local area.

I offer a shorter term lease if it suits me- if I am trying to get the turnover date to line up with the best season- later August, or if it already doesn't turn over in August I might offer a shorter term.  

That ain't fun if you've used your money for deposit, waited 3-6 weeks for court date only to have Johnny come lately snag your deal.In my state, CA, the underlying document you would want to review to determine level of powers in referred to as Letters Testamentary.

This was one of those unexpected costs that sucked away all of the potential cashflow to date.

I was thinking of making rent all inclusive with rent, utilities, cable, internet, cleaning services and household common area shopping( toilet paper, soap etc).

The home is structurally sound with no signs of mold, however the electrical is rather dated.

There are spiders in the house. several other petty issues.We finally found a next renter now he wants us sign the following before he moves out: 1. (1) That they be let out of their lease effective on their exact move out date;(2) That their deposit be returned by exact one month of their move out day.(3) That their rent be pro-rated so that they pay only through their move out date for the month,(4) That no action is taken against their credit.He asked a lawyer (not litigation yet) drafted this document to sign.

I try to post on here when i have time to help answer questions so that you guys can get the right info and not the BS you can get from some lenders and stuff you read on the internet.