Another option is to make your backup plan to do an upreit ( tax-free exchange) into a fund like Broadstone Net lease, which doesn’t charge outrageous fees. 

My strategies of interest right now are sub-2, lease options with terms and ACTS.

If you have a lease with this tenant and the DSCR is at least 1.2 then a 50% LTV loan should be no issue. 

@Rivy S.Good point about water & sewer... however I never pay water or sewer on a SFR... it’s always in the lease that tenant pays.On a duplex, I write into the lease that tenant pays a Pre-determined amount for water and sewer.

You're not obligated (unless it's in your lease).Finally, follow your lease and give her the required days notice to end the lease.

@Jesse Os to confirm rent, you can also get signed leases and estoppel agreements from the tenants.

Looks like you are not willing to enforce the terms of the lease.

I would definitely calculate everything else including VCL even if 100% leased. 

They charge 10% monthly rent, an extra 25% for the lease signing, and 5% for a yearly removal. 

Most commercial outfits mark up 8% annually.Most buyers make a very wrong assumption that their lease payments are somehow paying down the purchase price and that they own something.A rent-to-own, which is a confusing name, is just a lease with an option to buy.