If the property is occupied at purchase with a long term, good-paying tenant, I use a 2% vacancy loss. 

I can probably find someone to occupy within 1-2 weeks of her vacating which could easily be taken from her deposit.

An empty unit is always better than one occupied by a bad tenant.If you don't get any bites, it's either not marketed well or you're overpriced.

COMPLETE ANDERSON COUNTY ASSESSOR DATA SETThe most accurate dataset for investors looking to be market pre-delinquent property tax accounts, and non-owner occupied properties.Pre-Delinquent Tax Account – A real property county tax account that has a balance due. 

A few questions I have:-  Even though this is not owner occupied, do the conditions exist that this could be seen as a personal loan versus business loan (borrower is not an entity and has a personal desire to sell the property they have lived in for many years).-  Given the return on the loan, and the possible chance this is not a Business loan, does it matter if I classify the $3k as an Equity portion to avoid exceeding usury laws (I know these are state specific)? 

We have been owner occupied for 9 years.Thanks for the help

by February 15th (or around that date since Feb had 29 days).Its now March 2nd.And now that my timing is off, I'm confused about what will happen to their lease end/move-out date: I had to give them 30 days notice before the end of the lease and not having done so will cause them to occupy the unit past their original lease end date (March 15th).Additionally, if I understand the wording of my lease correctly, if tenant remains in unit after lease ends and without renewing the lease, the "lease" defaults to a month to month...Exact timeline for everything is clearly confusing to me since I missed the date for sending a lease-termination notice... 

which is already occupied (cash flow!) 

All four units are currently occupied. 

I also just refinanced my owner occupied 3 family at 3.25%.