All cash$5k non-refundable earnest money released directly to the seller as soon as it hits titleNo inspection period7 day close3 hour response time for the sellerAssuming the seller has the equity to sell at where you are offering, check in with the agent every week.

If I don’t respond within 24 hours they are going to send me a mutual release agreement. 

They were given the option of getting things in order, or moving on , thus forfeiting deposit.They chose to move out in 45 days and would be released from the lease provided property was move in ready, It was not.I assumed when asking pm if they chose vacating they lost deposit.

Issue with that is I believe (could be wrong, but believe) that telling them you would file the complaint if they didn't release the EM to your seller but wouldn't file the complaint if they did could also be a license violation. 

They will break the existing tiles and the wall behind it to get to the shower body.

@Jordan Moorhead don't do a sublease, just release the current tenant from their lease once a new lease with the new tenant is signed, less moving parts an things that can go wrong.

That actually makes a lot of sense.The vast majority of colleagues that I know in this trade that I’m learning are pretty simple minded and hail from humble beginnings, so the income that they make + the benefits that they receive are enough incentives for them to work 35+ years with deposits into savings, regardless of what their bodies tell them.

This is like running an ad on a dating site saying I only am interested in unemployed morbidly obese women with body odor

An LOI shows you are serious and many apartment owners want one before they will release some of the financial documentation.

Put another body in the box and move on the your next deal.