If approached by a buyer with an agent, is there a way to put any buyer’s agent commissions back on the buyer?

I would approach that conversation as being very understanding that she would want a good place to live with her boyfriend but that he just will not meet criteria to stay in her current home so she should start looking ASAP. 

@Grant Thompson, what's your approach to researching the types of loans described in option 4?

If she sees that you are approaching her with a caring voice, she is much more likely to respond in a likely fashion, and you guys will work things out without a lengthy eviction process, nor a late fee..

You may be ahead of your reserves for a year or two, but quickly can fall behind those your reserves, as budgeted.I take a very conservative approach, but not only budget all recurring items, like landscaping and snow removal, but also take the replacement cost of every item divided by the useful life (both physically and aesthetically) and budget that as well.  

@Scott Champion, typical approach will be take your stabilized NOI divided by market cap rate.  

What was your approach?

The hardball approach would be to have them ante up and conform to the contract at a cost of around $90k if the $1k/M of coverage is accurate.With regards to the extended rental value indemnification of 18mo, I have not been able to get any premium information yet with regards to what the difference between 18 months and 12 months may be. 

Hello, I am approaching closing date on our first rental property and one of our renovations we are going to do is concrete counter tops.

That puts me at a negative cash flow and would require a much more aggressive approach to adding the value which I'm not sure I'm up for.