While looking at our options, acoustical ceiling tile adhesive came up, which sounds like a perfect solution... if it works.

Put 1/4" board over everything with quality adhesive.

In addition, we provide a confirmation phone call to our clients from the bank just prior to any and all transfers.

I've previously made errors in investing and I do not want to repeat...so I'm hoping to get some input prior to going back in :-)  I have a fulltime job and a part time psychotherapy practice.My longer term goal is to make 5k per month for retirement.My medium term goal is to quit my job and do part time work. in order to to that, I have to pay back the $ I borrowed from by retirement fund or I have to pay major taxes.

I do agree with @Matt Souza of knowing what your intentions are prior to placing an offer.

They don't own anything can be evicted for non payment of monthly rent or damage to the property.If they are not ready to buy by the time the option expires, you can have an option extension period with proper prior notice.HUD has some general lease option agreements: https://www.hudexchange.info/resources/documents/e...Also, BP has a top 10 list of documents needed for landlords.https://www.biggerpockets.com/renewsblog/2011/06/2...

If it were me I'd do an inspection of the unit before offering a renewal.. it's the renewal inspection. that will let you know if the unit is being well taken care of so you'd consider giving a renewal schedule 2 weeks prior to renewal due date to be done.

@Han Oo you are correct, conventional lenders will not lend to an LLC...but you can quit claim the property back into your personal name for the re-fi...just make sure that your lender does not require the property to be held in your personal name for any set period prior to re-fi (i.e. 6 months)...this will kill the re-fi....so make sure your lender is secured and clear up front.And remember that re-fi's are not guaranteed...make sure you personal financial picture is good, and that the value of the property is firm...

that is a killer deal I would not disturb that current note you have.You can always get a 2nd position note or line of credit (HELOC) through a location credit union that can usually go from 80-100% LTV but as a prior responder mentioned, it may be over 5% but only for this this loan while the first loan stays in first position at 3% (sweet deal).Have you considered getting a HELOC or loan in second position?

I think it is great to ask questions and truly believe that there are not stupid questions but I am also a firm believer that prior to asking for anything you have to try and find the answer on your own cause this is how you truly learn and that lesson will general always stick with you.