The second check # was delivered on >>> date. 

So offer her $200 to move out by a specific date, one to two weeks. 

I'm looking for a multi unit on the mls but only a few are in my area. some are too dated for the price tag. others are out of my price range.

YOu can file a notice/affidavit/memorandum with the courts, stating that you have a contract on x property and that the closing is set for such and such a date.

In fact, I just had a tenant tell us she let her bill lapse and we called to find out the dates and they wouldn't tell us anything.  

When I'm looking at various deals across platform and even deals on the SAME platform seems these can be calculated quite differently.For instance since IRR is calculated based on the capital invested if a cashflow shows that in a particular year they estimate that they will be ABOVE the pref and return some of the capital then the IRR in the subsequent year is likely higher since now the capital invested is lower but the return is the same thus boosts overall IRR for the deal.For this reason, it seems referring to the multiple as an additional point is helpful as at the end of the day it tells me how much real money is coming back to me.I find the calculations non-consistent especially on fund deals, where they can be open ended dates with a wide range of hold periods so you can really cherry pick your numbers to make the IRR and multiples look good.Any tips?

The buyer has until the closing date to come up with funds for the A-B transaction.

I thought that I would just set a close date out for 3 months to give her some time, but she'd like to get the sale done as she also owes back taxes and is tired of hearing from the County Trustee's office.  

@Christian Wathne The two flips are dated mainly.

I have several buy and hold properties where it's clear as day that the in service date is the date the property is available for rent.