That's because there are no tax consequences to the grantor until the option lapses or is exercised.If the option lapses (that is, the holder chooses not to buy the real estate), the grantor has income equal to the amount paid to him or her for the option.If the option is exercised by the holder (that is, the holder buys the real estate), the sale proceeds for purposes of determining the grantor's gain or loss on the sale of the real property includes the amount the grantor received for the option.The grantor's tax deferral can only be achieved if the agreement is a true option. 

Any closing costs are just deducted from the proceeds of the refinance so the only thing out of pocket is the appraisal (usually $750-$900 depending). 

If you go to court just go as the owner of the company.

Baltimore is a great market for BRRRR, just proceed with caution.

I’ve sent her 7 days to cure and I also contacted Section 8.My question, should I be prepared to get a lawyer to proceed with my eviction as I’m sure she won’t be out in the time allotted or should I just file the paperwork myself since I have a little leverage being that she has a voucher.Section 8 told me they won’t pay me for Dec if my plans are to have her gone.. but it will be kind of messed up if she’s still in my house with their voucher after deadline.. but at this point I told them I just want her gone!

That usually equates to larger proceeds from the acquisition fee.

You may be able to redeem the judgement prior to the sale- meaning you pay off the entire loan principal plus the back interest and fees before the date of the sale (and I believe you would pay that to the court, not the bank, then the court would pay the bank), but it doesn't sound like there is a financial ability to do so. 

So if they get a check for proceeds of $80k (roughly, not considering what may have been paid down in that year), does the investor get their $40k down payment back, and then they split the rest of the proceeds?

We will be reaching out to the schools to find out who is on the bus...but schools aren't always cooperative with our requests so we may need to get a court?

She also is threatening court .Left carpets dirty ,lease says they are to be cleaned before move out,many holes over90 in walls mostly pinholes but some nail holes are big, mold in bathroom an blinds very dirty an 1 valance  broke, byfold floor support broke too an door left off .