If it doesn't stipulate the provisions for breaking the lease, you know it needs to be in there for next time.If things have been going smoothly and friendly, consider returning some pro-rated fraction of the deposit.Most importantly, you probably need the advice of a competent RE attorney ...

With those numbers it doesn’t look like a good deal for your investors.  

I read in the past where newbies have provided really low repair cost and when the actual buyer sees the home, the amount doesn't match.

(One of the lenders I have a HELOC through doesn't, but they don't lend in your state.) 

For example, Tenant B doesn't pay their share of rent, so Tenant A pays the entire amount to avoid late fees or an eviction. now Tenant B is forced to go after Tenant B and you may not find out until months later.

Refi in general doesn't have a time frame.

If not, it doesn’t make sense against 

If I do this and it still doesn't default on its debt, then I'm very happy.Debt deals are similar, but focused on different data: historical default rates.

But like they say the first deal doesn’t always need to be the best deal.

Property doesn’t need any work I’m having trouble making a offer to seller where I can make a good deal.