This can cause a build-up of tension which get released (materials shift) suddenly making a knocking or cracking sound.  

Ask your realtor for a release of contract.  

Also as certain contingencies are released the non-refundable amount of EM can go higher and higher.

Blanket loan with release fee and amount required to clear title, he paid off one, the others hit the steps and didn't sell and went to the lender.

If I have a discussion with a seller that says there is an existing mortgage, I will ask them to sign an "Authorization to Release" which allows me to contact their lender directly for a pay-off.  

Not on paper.... but Tattoo them to your body somewhere.  

I was simply responding to Greg's question (a Texas licensee) regardingTexas laws and regulations as they are defined by the regulatory bodies for this state.  

If your current tenant has some long and locked sweetheart deal in a prime space then you might not care if they go out and it might be to your advantage to make more revenue re-leasing if you have an upmarket.I can't give legal advice but there are many, many more dynamics I haven't listed that go into these types of decisions.

How about the body shop owner/pastor co-sign???

Ask for a copy of their standard fees, and it title policy rates are not set by a governing body, then also ask about insurance premium rates.This should be a decent starting point.