They were dead-on with expected rent I would garner from the property, they estimated high on my insurance and taxes (which means more cash flow), and estimated low on the appraisal. 

Looking for feedback I’m excited but also cautious as it seemed too easy and what seemed like a dead end now has life.

No deal I've put together ever stays static from the first underwriting, you are always updated, tweaking, exploring scenarios, until you are satisfied that the deal generally works, or is dead.

I am more of an incentive guy also, but having a drop dead date with penalties can be helpful.

UGH.....got her to leave voluntarily basically just by starting eviction process....but mannnnn the mess they left me :-(Got the keys back Dec 1st10000's of dead fleas...bedbugs and spidersruined 800sqft of carpet....and patches of the hardwood underneathleft behind 20-30 boxes of junk and cupboards full of foodbedroom walls are so disgusting with bedbug and spider residue I have no idea how they were living therethey did leave me a fridge thats in nice shape though haLet the clean up begin !  

Definatly losing a couple of thousand a month on your dead equity.

Unfortunately that is one of the major problems with parking cash as dead equity.

I think the easiest order to do this, is to create LLC, get loan in your name, quick claim dead the property to your LLC right after closing.

Normally when the value is this low ( which is rare ) the deal would be dead. 

Your dead equity is turning the property into a bad investment based on potential lost income alone.