Mine says that if they fail to rent the property by the agreed date, they forfeit the deposit and I put the property back on the market.

If it expired, you should be able to tell as the expiration date would have been included on the transaction.

Now 2 court dates and one zoom bench trial later I need to provide specific dates of damages.

B class city per Niche.Asking price: 89kDP: 20% 17.8kRehab budget: Inside is good condition, but dated. 3-5k for new appliances, fixtures, countertops, etc.PITI: $485Average rent in area: 1-1.2kWith 50% rule that's around $250 a month cash flow.Is it worth it to try for 5-10% conventional loan since it's not distressed?

Close date is scheduled for April 13th, 2020.

You need to make sure you have the contract that is in your favor with inspection dates, deposits, and contingencies. 

According to them their pay date changed so they agreed to pay rent late (on the 15th instead of 1st) and also pay the late fee each month.

As mentioned above, there are certain elections that you want to discuss with your CPA (assuming you are syndicate sponsor) to maximize date of death step up in basis of the asset(s).

I would be straight forward with the tenant and let him know what is going to happen and at what date and time.

Turnover date is May 1st but we are working with them to leave early so place can be cleaned safely after half-life of corona over.