@Edward Debbs do you have photos and or video prior to him taking occupancy 4 years ago?

If you refer back to your contracts/agreements with your tenant buyers, do the documents include clauses about -- a time frame for them to give notice of their decision in writing to you whether they exercise the option or not; your ability to transition them to a month-to-month tenant should they fail to exercise the option; your ability to market/list the property and offer it for sale to someone else; your ability to conduct showings, inspections, appraisals, and photograph the property prior to them moving out if they fail to exercise; etc., etc.If so, then your good. 

Not sure how I can give her cash prior to me purchasing the home.

Since everyone in this deal other than you seems to be sketchy, I would make certain your i's are dotted and your t's are crossed and get this positioned the way it needs to be Prior to closing.  

I will say that if you have kids or are looking to do family planning you may want to research PG county school systems prior to making your decision

These tenants are bad news, bite the bullet and learn from this experience in how you conduct due diligence prior to purchasing your next investments property 

Laying out your plan and needs to the agent prior to working together let's both of you know what your expectations are.

"Empty the lower unit prior to close or drop the purchase price by $X".

If the property is in probate usually I try to get the personal rep of the estate to contract with me prior to them being able to sell.

Tuesday rolls around and we get on the phone for the 2nd coaching call and its… almost identical to the 1st call 3 weeks prior.. and it seems very much like Brian was just ‘winging it’.