Ask any questions you may have and correct me if I am wrong anywhere Seth! 

I've found that the first important step is setting a correct rent price.  

Account Closed thanks for the info, thats some serious price correction going on there.

what governs the close date with real estate transactions...lenders, correct? 

Joel is right about seller financing which is usually very common for the sale of small businesses.Also be in mind that as with real estate you really need to understand how to value businesses, such as ebitda multiples and such, if you want to do this correctly and will certainly require an attorney for the same as there is many more moving parts to the sale.

I recently served one of the tenants with a 30 Notice to Terminate Tenancy (tenancy less than one year) though the nail and mail method.

So don't overlook the old school methods either.

Ok i get it if your expliantion is accurate then they are not really loaning per se they are doing equity JV deals and no doubt in the operating agreement if you fail at all they simply take over and finish the deal with out having to deal with you anymore.. and again I can't blame them for that method I would do the same if it was 100% my money.  

but make sure your comps (to get ARV) are correct and a solid PCR (Property Condition Report) or equivalent. $58K + $2K + $10K in loans and liens (HOA liens?

Sorry Siri correction, flipping not dipping😬