If she refuses, then you have to go legal....actually I would get an attorney even if she accepts cash for keys...have a binding agreement drawn up to make sure she can't return.I was curious so I just looked this up, and you have what is called an 'At Will Tenant'.

Does anyone have any advice on which direction to go?

I would recommend lining up another home first if you decide to go that route.

In a perfect situation, the payment will still be delayed (even if by hours) using this additional system.And secondly, many of these vendors have "clawback" provisions where, in their terms of service, you give them permission to go back into your account - even weeks after the fact - and reverse a deposit that was made by your tenant.My system is simple, allows for tenants to pay through multiple means, and does not cost me anything extra.

Also do you have any info on him. i can dig up some info on him and then get an attorney to file a suit against him if oyu wanted to go that route. happy to assist in digging up info so you can give it to an attorney. note I am not an attorney but a note investor and good at finding stuff on the web

It is important to remember that a solid agent is not just opening doors for you, their biggest value would be in the negotiations and right now, buyers have a real advantage if one knows how to go about it.

But the one thing that you can control is your creativity and how far are you willing to go with risk .

Also I am thinking now that these are small rural counties with population in the entire county probably no more than 50k or so.. at least with most of those folks living in the city of Oroville which is right on the border with British Columbia In my flying days I would go into Oroville to get through US customs compared to going into one of the airports Airports north of Seattle .

The desire for 10% down comes from maybe being able to do it this fall instead of three years from now--financially it might not make sense, but extra time with family is priceless.

Partially a want but also things were starting to go and it was time.