Add a strong guest policy, that guests can only stay so long without prior written permission.

I am currently hoping this tenant's new prospective landlord doesn't call me (most don't) but I will tell them that I wouldn't rent to the tenant again.If at all possible, I talk to the landlord prior to the current one, and I feel they are more likely to tell the truth about a bad tenant. 

Find a local lender and sit down and have a conversation with that person prior to them pulling your credit, ask your friends/family for recommendations as well.  

This individual owned a lawn care business and 4 single family rental homes prior to partnering with me.

I know this all is a goal I'm not able to do myself, with no prior experience.  

Also, I recommend you get pre-approved for the cash-out Refinance loan prior to purchase.  

The utilities are post-paid, so he would only pay for services that occurred prior to me owning the building and taking over services.  

I would also think a more 'blue collar' demographic with more 600- 650+ FICO score 'potential buyers' (used to renting, thinking they needed an 800 credit score and/ or 20% down, to 'buy') with only a few grand to put down and little or no prior knowledge of their ability to 'rent to own' would be optimal to 'pre- quality' through a mortgage lender, as well as (re)educate people that there are also good reasons to 'rent to own,' aside from getting into a house to 'build equity.'

If you move out by x date I will offer you x dollars...OR do you say that you will offer them x dollars if they move out by x date but you must let me know 4 weeks prior in writing if you have Decided to move out by x date? 

If you move out by x date I will offer you x dollars...OR do you say that you will offer them x dollars if they move out by x date but you must let me know 4 weeks prior in writing if you have Decided to move out by x date?