(not counting the renovation) I think it's tough to find a deal like this in Chicago on the North Side, where you can sleep peacefully at night and not worry about someone breaking in, or a drunk and disorderly, including being located in a  highly rated school district...I understand appreciation, and gambling on neighborhood gentrification isn't a primary concern of mine, this is a risk-free, safe return play.

To make matters worse, a friend of mine likes to annoy me with bird puns all day, but I soon realized that toucan play that game.

I'm an electrician with demanding hours I find it easy to listen while I work.

Keep in mind you’re holding a prime asset- good quality tenants, always in demand, fixed prop 13 protected tax base.

My wife manages a several hundred unit multi-family here in Silcon Valley, and it’s unreal dealing with the demands of tenants and the rights they have over the landlord.

Federal rules state a payoff demand must be supplied within 7 days of legitimate request (unless state rule is more restrictive) so, again, chances are slim to none that you can put a deal together that quickly and even if you could, would have to be an all cash deal with authorized parties (Daughter as documented legitimate successor in interest).

I’ve been telling them that I can’t hold it due to demand and my need to place a tenant now.  

Generally, when my analysis includes seller is "dead set on his price" and "I'm having a hard time getting the numbers to work,"  I'm moving on.The only way to make deals like this work is if you play with terms. 

May be a negative question but I’m curious how this plays out.

I have a very finicky townhouse tenant who texted me last night with a demand for a black mold test, indicating that her husband was sick in the ER.