If the lease is scheduled to start June 1st but you find a new renter to move in on June 15th, then the original tenant can be held liable for rent June 1 - 15.Honestly, I would just let the guy go and refund their money.

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BESIDES DESTROYING PEOPLES LIVES YOU ARE INGAGING IN CRIMINAL ACTIVITY .ALL THE HOUSES ARE PAID OFF IN FULL AT CLOSING.BANKS NEVER LOANED US ANY MONEY!

Another option is private money / hard money. 

On the flip side, you could go to the worst city in America like Detroit was, in the worst neighborhoods but if you have experienced team members you will be much more likely to make money there!!

It is not normal to see that high in one year but it does happen too often when they need money.  

The money spent on the flip will be a write off from your profit and shouldn't be taxed regardless. 

Talk with the lender you are working with because you may need a second on the property to meet the gap of the money down and the purchase price ( you can do a second in this situation).

This means more time and money spent on marketing and preparing the property for new tenants.Wear and Tear: Student tenants may not take as good care of the property, leading to more frequent repairs and maintenance.

It's important to analyze what went wrong to avoid making the same mistake again.I see a lot of new investors spend their very last dime purchasing a rental, then they have no money available to cover unforeseen events like what you experienced.