They may have you sign a financing addendum.

Then, when they enroll in the local schools, I had to sign an affidavit certifying they are tenants, on the lease, and furthermore I'm responsible for fines, and reimburse the town for money spent on educating an illegal resident.

I like to tidy out the street appeal like mailboxes, sign, sensor lights and fencing. 

Its nice of you to help her out, but I've also watched Judge Judy enough to know how this could turn out. lol Obviously you can't sign a lease with her yet, so at this point, I would use the next month to determine if you'd even want her there for an extended period of time.

I only need them to sign the paperwork removing them from the lease so I can add their replacements.

@Wayne BraultI have just checked and for your area i belive the price is 89$ to list via local MLSIf you are willing to replace the sellers agent work then based on my exprience you can make it big time and save allotHowever, Resl estate brokers and agent are cruical to the industry, they have a very important role faciliatig RE transactions

Closing on this home in April is usually a bad situation when trying to fill a student rental property. most leases are signed in October the year before hand.

You don't need credit or cash to do that.If you dont have credit karma, you should sign up, so you can monitor your credit regularly.

Do I need to wait for this to happen before I can sign a contract? 

It feels like I JUST got the contract signed last week!