Your prime focus is to insure that they have no additional health concerns staying in the property.

We get offers accepted while they are LOWER than the competition because we are credible "they just have a better feeling about us".And why not?

It is one thing to offer incentives upon signing the lease, another to roll over at every request.

For numerous reasons we decided to sell, and received at offer from the Church that was one of the occupants, for a price equal to appraised value.  

Or, do they work on offering a referral fee?

You could get your rental listed today and make your offer with a Home Sale Contingency.

ask the tenant if they can wire it to your account ...offer to get  something  sutomatic  set up for them ...offer to cover any fees  that they incur ......what about apps like  venmo / zelle  etc?

I'm not sure if the other units are rented but if not maybe you can offer to relocate them to one of your other units. 

Term 3-5 years.Can anyone advise me as to terms I should offer (interest rate, points, fees etc) and anything else I should be looking for to make this loan?  

That's a huge thing you are giving up (and maybe worth the additional price of 315k over 260k to you).