If your goal is to build a portfolio, why sell at all unless your goal is to move the equity to investments that are closer to you and easier to manage.

https://www.nj.com/hudson/2019/04/a-closer-look-at-jersey-citys-crackdown-on-airbnb-and-other-short-term-rentals.html

Mind you I present this deal with a POS inspection and the lowest comp is 15k above what I’m asking for.

Also, if you're out of the due diligence/inspection period, you cant just cancel and get your money back..  

Does any know of a contract I can use, I want to also include a due diligence cluase for closing and inspections. 

Hi Amber,Congratulations on having such a hard working tenant.The request for a boat was probably from his emotion at the time and not a something he seriously intended you to do.If he were my resident, once the flooding stops, I'd go out to inspect the place and tell him how impressed I was with his commitment to care for his family.

Today I did a home inspection and there is a lot wrong.

That is why you have an independent property inspection and have anything that would effect the integrity of the property or be a potential hazard addressed by the turn key company before closing. 

Then added that I would need to get Appraisals, Inspections, and there was a prepayment penalty.

The closer you get to KSU the more you are going to attract college students, which is not our model.