They waited till the last minute to get an HOA questionaire which on the day before closing caused them to change loan terms.The original rate they agreed on and signed a closing disclosure was a 3.875% rate, and the new 'non warrantable' loan product is at a 5.5% interest rate.

We haven't put in our offer yet or gotten an inspection, but were excited when we toured it yesterday and found it was in generally good condition and there were no visible or olfactory signs of water damage.My original thought was we could get a conventional primary home loan for the purchase price of the house and then use cash to finish it out.

Background is she’s about 4 months behind in total rent, original lease ended in December, now going month to month because I didn’t want to put her out as she’s a single mother with 3 kids (also didn’t have the bandwidth to go through the eviction process because this property is in another city)I hired a property manager to help and we’ve recouped a bit of money but she’s still about 6500 owed.

I don't know who needs to hear this, but if your lease says there's a late fee and your tenant is late...then there's a fee.

Sell - Would prefer to avoid this to keep my low interest rate (3.3%) and avoid fees/taxes. 

@Lorien Rollins Where I live a lot of people with nicer SFHs are now listing them with Realtors to get them on the MLS and just eating the 1 mo fee as being cheaper than having it sit vacant for 3-4 months while they try to market it themselves.

The acquisition fee would be 2% of $4M or $80,0000. 

.$15,000My “ Assignment fee” …$. $17,000Assignment deal completed 22 hours after I signed the initial docs.Sound like a rip off?

MAYBE rates will go down and you could refinance into a non owner loan with similar terms but today a non owner occupied loan has more fees and higher rate.

I actually wouldn't mind letting him out the lease as long as he pays his utilities and maybe a fee (my lease doesn't have this lease break clause... this has taught me a lesson in adding it now)