When a landlord has a tenant that regularly pays late it is the landlords own fault.The solution is to immediately issuing notice.

I spend the last three days via email and a few phone chats discussing with the owner how a lease option works, and how a non refundable deposit secures her asset and the inevitable sale (what tenant would want to walk away from a $12,000 deposit that could be applied to the purchase of a new home) after some details and some exchanges, we have a solution that works for the buyer and the seller.

A couple things to keep in mind....be part of the solution not the problem.

This kind of stuff can limit the buyer pool and if you can figure out a way to power through it or find a win win solution for you and the seller, it can lead to opportunities that others may pass over.

A better solution, and what I did, was become an agent myself.

Hi BP, I need some referral of good, reliable and inexpensive general contractor for renovation on duplexes in Austell ASAP.

It is a trade off between higher and reliable rent and extra time getting it rented and extra costs and hassles with the yearly inspections. 

Also, to find ARV, I know Zillow is not the most reliable way to find comps, would you recommend working with an agent in order to be as precise as possible?

Never thought of using Paypal before for rent payments but it looks like a great solution.

My advice is buy a reliable used car with cash.