The tenant has agreed to leave and has signed documents stating they are leaving on Sept 10th.

@Samuel Carmichael besides what @Brandon Ingegneri said about looking at absolute dollar amounts to figure out if it's even worth the aggravation, I also agree with @Michinori Kaneko about looking at percentages.Personally I look at percentages first, namely 1) cash on cash return (yearly money back after all expenses including mortgage, divided by all money invested to get it rentable) and 2) debt service coverage ratio (net income after operating expenses but before mortgage payment, divided by the mortgage payment).The first is (obviously) a measure of return, while the second is more of a measure of risk as it tells you how much of a buffer you have between the property's net income and the monthly fixed mortgage payment.After you get a little more experience you'll also start to factor things like replacement reserves into account.

@Maria Luna I gotta agree with @Joe Villeneuve.

I agree with @Nancy RothBe very careful about protected status in your state.

add “Exhibit A” with Contingencies.Within 10 Days of execution, Seller shell provide Buyer with any document related to the property, which sell include but not limited to:1.Leases, amendments, modifications2.Current or future lease concessions3.Security deposits4.Current rent rolls5.Current rent arrears6.All maintenance, utility, management, service, and other contracts.7.Financial statements for the past three years and a year-to-date financial statement.8.A description of all capital expenditures performed in the last 3 years.

I agree with Jay.  

If you want your cash out, than I agree with Steve, go with a 3-5yr balloon.   

Agreed with a few comments in here.

I agree.

I like LoopNet and 100% agree on the establishing the relationships to gain credibility and access.