Crosby I would just let them stay if otherwise they are a great tenant, they have been there for 4 years and to be honest any damage that it will do has been done and it won't matter if they stop now.

Stay out of the big cities and try to find areas that have several small towns that tend to be fairly close to each other (say 5 or 10 miles each. 

The owners would like to stay in the property and rent.  

I stay away from all the market type stuff where they are shopping the asset and sitting on it trying to throw tons of buyers in to push the highest price.

She wants to stay where she is for undertermined of time after closing until her new living arrangement is set and has agreed to sign a lease at closing.

I'd stay away from there.I'd try a lease option.

(such folks are called syndicators... the highest breed of individuals who are pretty much very smart.. and know if deal makes sense or doesn't... these are the folks that are also connected with other people...... these are the folks who you want to also get in touch with and stay connected.... )  Note however.. that sometimes... relying on other folks to be the ones to give you money... just for you having your boots on the ground.... indeed can be very difficult journey... but believe me there are passionate folks out there who like to analyze deals, but do not have trustworthy individuals with boots on the ground... and looking for some sort of mutual relationship in their journey towards financial freedom..You see... it's all about the value that you provide... to others.. and reasoning as to why they should be associated with you...

As an investor myself with my own solo 401k plan, I have been investing these funds money stay in notes.

My work was slow and sure but the next wind storm my roof stayed on while several of the neighbors lost theirs.

I personally stay away from properties with pools, as you mentioned, the liabilities.