.- Any expense on line 14 "repairs" can only be added back with a bunch of supporting documentation matching exactly & based on a human underwriter's judgement call on the "one time" nature of it (and how that underwriter's mood is on that given day) on a one-off basis.

The basis for your vacancy rate should come from the actual occupancy rate, current owners should be able to provide documentation on this.

Also, insurance wise, the buyer will still pay, but I will be there first beneficiary in the case of a claim until the contact is fulfilled, and that will cause me to receive all copies of insurance bills, changes to policy, etc.

I own an non performing note in Texas and received notice for collection of the delinquent taxes. 

He has received tax benefits from this over the years, which he would need to pay back if used on an investment property.

On average we receive between 80-100 inquiries on every property.

I am a Broker in Texas and when I purchase residential or small multifamily (1-4) homes for myself, I write in the contract that I receive the 3% listed buyer's agent commission (in one form or another).

You can do the quick claim deed at the closing table after you've signed the documents.

I would take meticulous notes and documentation of ALL the issues...dates etc etc.... and not renew her lease.At the MINIMUM I would give her an ultimatum ....no more conflicts with the neighbors...no more late or partial payments....no issues with maintenance of the property....and make her M2MAnd the model tenants should just go about their business and ignore the lower tenant

You have received some valuable answers here, and I'll add ours for your consideration.