When I give the guest an option like this, 9/10 times, the guest never rebooks and I keep their money. 

Ideally I would want PM to find a new tenant for me but this has been really frustrating to the point that I am considering moving back so I don't lose too much money or get into any legal trouble in the process. 

@Eyouel DemissieThe $30k in back rent doesn't really matter at this point since the current owner, or you will never see that money. 

Ditto Nathan.Home Warranties are horrible and a waste of time and money for the poorest quality.I have too many bad experiences with them. doesn't matter which one.

If you're to search on FB for investor financing or hard money lenders, those ads should start appearing for you.

If you can't handle what you currently have, borrowing more money will only add more problems.

But, it costs money to hire a professional!

You may have the 3 day option period there if that hasn't passed yet.My second thought is, in consultation with your agent, if you are willing to give up the earnest money, offer the inspection report, your bank appraisal, and be willing to release your earnest money. 

You will see great returns when leveraging your money due to appreciation and you will have less risk involved as the Columbus market as a whole is growing at a rapid pace.  

I have cleaned up a number of these deals over the years.. they are all great when they are working and everyone is on the same page but when they are not.. there is extreme risk to the original seller especially in Texas were a bank or lender can get a money judgement on purchase money loan.. out west not so critical original seller just gets their credit trashed if it was not already.. but there is no money judgement available to the lender for a purchase money owner occ loan in first position.