Another possible option would be to do a cash out refinance to get some of my rehab money out of the property and only leave my 10-20% downpayment (whatever the HML lender requires to purchase the property)I would love to know if this is possible or if there are any issue with the plan, especially in the refinancing into a primary portion. 

Also, hoping it will be easier to refuse to rent to people who claim they have 3 emotional support dogs etc.  

Heres what the county says:"County DOES NOT regulate the following:Zoning;Building Code (nor issue certificates of occupancy);Fire code (nor issue certificates of compliance)County DOES Regulate the following:Septic system installations;Subdivision Plat Applications"Any help would be greatly appreciated!

Most problems with Construction contracts and the resulting legal issues are due to the terms not being well defined in the beginning.Both parties need to know exactly what is expected of each other.

He's bought over a dozen single family properties over the years (for vacation homes mostly) and he said every single time he just called the listing agent directly and got it done.I know most people generally frown upon this because the buyer agent is supposed to help get a better price, negotiate based on issues w/the house, etc.

Look for any walls or areas of prior water issues, including the attic, roof, bathrooms.

Your time is valuable, and if the buyers are serious, they should have no issue and realize this is standard.

Would I be able to issue a pay or vacate if she pays on the 2nd again? 

I'm holding onto my cash for any unseen issues..  

That's why you screen them...Would rather lower the price or improve the space to find a higher quality tenant, of course if those things don't help then likely it is the area that is the issue when it comes to finding higher quality tenants.