You typically have the option to extend, but it does not automatically happen.

I am working with a lender from the BP resource list and have already extended closing by two weeks because this lender claimed they needed more time to obtain financing.

As far as TIC's go- if you want out, and use a TIC just to "park" your money to extend the 45/180 day deadlines the IRS might get you.

Having said that, I don't look forward to doing these.You do not have to extend the closing or agree to post occupancy. 

I agreed to let them pay $375 if they move before November 15, 2019, but if they extend by even one day they had to pay the full months rent of $750.

WA state has specific statutes on how to deal with a deceased tenant situation,  which are mostly reasonable though reading through this of course there is a lot of paper trail and accounting involved, and potentially storage of a lot of materials for an extended time period.   

If she can't afford the mortgage she maybe be extending an already poor situation by waiting for somebody to come along to offer a few thousand more, especially considering it was already on the market. 

-I need access to the money after a yearHere are my ideas so far (and where I would like your input): -put the full $120k down on our residential home, have an extremely small monthly payment, save more money and refi it back out in a year (my father is a mortgage broker and could handle the refi for me, but it would still cost me about $3k in other fees)-put the full $120k down on the home and then do a HELOC when I'm ready to start investing -put a small down payment on the home and put the rest of the money into some type of safe investment like a bond-put a small down payment and just keep the rest in a high yield savings accountOther details: -We're planning to buy a home and rehab it -- but not to flip -- we will live in it for an extended period of time-We'd like to spend no more than $150k on the property (including rehab) *would like your feedback on this as well*-My investing strategy will be a combination of flipping and value-add buy and holds. 

-I need access to the money after a yearHere are my ideas so far (and where I would like your input): -put the full $120k down on our residential home, have an extremely small monthly payment, save more money and refi it back out in a year (my father is a mortgage broker and could handle the refi for me, but it would still cost me about $3k in other fees)-put the full $120k down on the home and then do a HELOC when I'm ready to start investing -put a small down payment on the home and put the rest of the money into some type of safe investment like a bond-put a small down payment and just keep the rest in a high yield savings accountOther details: -We're planning to buy a home and rehab it -- but not to flip -- we will live in it for an extended period of time-We'd like to spend no more than $150k on the property (including rehab) *would like your feedback on this as well*-My investing strategy will be a combination of flipping and value-add buy and holds.

-I need access to the money after a yearHere are my ideas so far (and where I would like your input):-put the full $120k down on our residential home, have an extremely small monthly payment, save more money and refi it back out in a year (my father is a mortgage broker and could handle the refi for me, but it would still cost me about $3k in other fees)-put the full $120k down on the home and then do a HELOC when I'm ready to start investing-put a small down payment on the home and put the rest of the money into some type of safe investment like a bond-put a small down payment and just keep the rest in a high yield savings accountOther details:-We're planning to buy a home and rehab it -- but not to flip -- we will live in it for an extended period of time-We'd like to spend no more than $150k on the property (including rehab) *would like your feedback on this as well*-My investing strategy will be a combination of flipping and value-add buy and holds.