Total "return": ~$35k.Everyone's circumstances and risk tolerance are different, so there are definitely arguments to be made for the $400k house.

Obviously these vary depending on credit score and should be used under certain circumstances where you have other income sources to pay the loan if the project doesn’t go right.

@William Lynch  unless your kid locked you out and wouldn't answer the door, or you had some crazy circumstance other than you just locked yourself out, they will probably be unsympathetic to your cause.

The above opinions are valuable too, just letting you know my circumstances.

Some extenuating circumstances have popped up and I would like for my tenants to move out within 60-90 days.

I have been in similar circumstances but they take time to resolve 

Are there circumstances that would prevent you from going back to the seller to remediate before closing?

And there could be circumstances that would justify a shorter or longer hold period.  

It may be enough just to prune the trees prior to seasons where you might experience higher than normal windspeeds or heavy snowfall.Many times a court will try to determine if you "acted in a reasonable and prudent manner when compared to others landlords under similar circumstances". 

@Rich LaverySelf-Directed IRA - There are rare circumstances where a retirement account / exempt organization will have a separate filing requirement.