By simply making the requirement to make vacant for closing alone with typical "time of the essence" language the buyer has the option to walk away if the seller hasn't met their obligation but can also hold the seller to the contract or work the deal further.

Is an ADU (accessory dwelling unit) in option for your home?

To sue is the only option, that gets expensive and takes months...Spoke with our attorney this morning and sent him everything.

5% down conventional financing is probably your best option but you can consider FHA as well.

Probably your best option will be to make some improvements, (maybe not the full $450k but enough to make it sell for as close to top dollar as possible without over-spending on improvements), and your 2nd best option is to sell it "as-is" for an appropriate price given the current condition.

Also, depending on the purchase timeline, exploring a delayed purchase refinance could be a viable option.

This order could potentially grant you access to the property for inspection, considering the insurance requirement.If the current insurance policy is unfeasible due to access issues, explore other insurance options that can provide coverage under these circumstances.Keep a detailed record of all your attempts to conduct the inspection and any communication with the tenant, the insurance company, and legal entities.

Would love to connect and see what options you've got going on, assuming you're in the Charlotte area? 

Each option has its own set of pros and cons, and I'm hoping to gather opinions and advice that could help me make a more informed decision.

neither the real state attorney hired to create the LLC nor the CPA mentioned anything about tax implications when the company was created, I feel the 'experts' I paid for this services let me down.any recommendations, or options to minimize the amount of money owed?