He's bought over a dozen single family properties over the years (for vacation homes mostly) and he said every single time he just called the listing agent directly and got it done.I know most people generally frown upon this because the buyer agent is supposed to help get a better price, negotiate based on issues w/the house, etc.

Your time is valuable, and if the buyers are serious, they should have no issue and realize this is standard.

Would I be able to issue a pay or vacate if she pays on the 2nd again? 

I'm holding onto my cash for any unseen issues..  

It could be something legit like a single mom fleeing a domestic violence situation and staying in a shelter,  but I think more often its an indicator the tenant has other issues a landlord wants no part of. 

Would any lender be ready to issue cashiers check for an amount which I request for ( to be used during the day of the foreclosure), with a lien on the property which we buy (the property is subjective to what we bid for and not definite). 

That definitely would’ve been nice and actually might should have even been in the contract considering any possible issue with getting the tenant out.

While they don't look at your DTI, they will, at least initially while building a relationship with the lender, check your credit score which will affect your rate.Business Line of Credit - Most banks will want to see you in business for 12-18 months before issuing you a Business LOC.

@Nina Liu given the low value of the estate It shouldn't need probate although someone has to address the estate and if you aren't a relative not sure how you go about that and if the court wouldn't eat up all the property value if you do manage the estate.

Andreas, I'm not sure if you were addressing the original poster or me.