I got my next house under contract, a 60's ranch on a full finished basement (my first ranch).

Maybe late paying tenants would have their apts squished :)Robert R. introduce the idea that iHousing need to be high quality, something we would personally recommend, and a strong value offering.My follow up question would be - How could iHousing improve family life?

I've been extremely busy lately with work, coaching, and working on a few deals.

The landlord can put that in the lease but it doesn't mean it will hold up in court.A judge will likely throw that part of the provision out and make the landlord go through the normal eviction process.We have a clause where the rent is late on the 5th and then an eviction fee of 150 is added on plus 10 dollars a day for each day they are late.The judge gives us the 150 and back rent as a judgement but sees the 10 dollars a day as excessive in most cases and will not give to us.We have it in there to make the tenant feel the heat and want to pay the rent instead of letting 10 dollars a day accrue.I am sure it is the same way with this other landlord.Most of their tenants are probably not fully educated on eviction law.So they assume they must leave by the 15th because they signed the paper.

It's not too late to start planning.

I'll talk to him on the phone about work updates, scheduling, and choosing finishes, but he'll be 100% there doing it while I'm 800 miles away.

Sorry for the late reply but thanks to all for the knowledge.

(Late on the 6th, says he will pay on the 8th).

I know that I'm about 12 months late to this discussion, but can one pay cash for a buy-and-hold, and then refi immediately after closing?

I missed your post, better late than never!