You have a right to enforce the contract that they signed...since they left the place smoke damaged and didn’t provide documentation, I would charge them the 13 days if I were you.

So far, I'm in the process of working out contracts for potential investments, but it seems like we will almost need to completely free up our personal credit lines to cover cost of the rehab.  

My question is if open houses and prospective tenant meetings need to be hosted by a licensed broker, or if I could contract this out to an unlicensed individual. 

It wasn't,  so I walked and have never entertained business with that rat since.An MLO is much less strong than a proper SF deal with ownership, but not much weaker than a land contract.

John, have you found any prospective properties or put anything under contract  in the area yet?  

Now if the property has open permit or violations this is separate from liens and should've been negotiated with your Purchase contract.

@Ricardo SabogalWhat I mean is there is a lot of gray area in some of these rehabs, and unless something is specifically mentioned in the contract, it becomes a matter of "whats industry standard".  

We were thinking our best option would be to sell on land contract both ad a deal or the house on contract and sell the land next door straight up to someone but to who?

If, on Monday, I were to put a contract on a property that I knew I could sell immediately, and if I had the cash to close, then the only other thing I'd need was clean title, which takes my closing attorney about 3 days.

With a 90k loan, our payment will be under $700, but we are expecting $1200 in rent.That renovation is almost done and we just got our 5th property under contract this week.