Thanks for all the feedback and suggestions. 

I think you have messed this one up bad enough that its time to let her go and start all overI would do a letter like Greg suggested.... there is no contract/deal until paperwork is signed ..... after her long delay, you have reconsidered your terms for her renewal..... these are the new terms, take it or leave it.

Under the Tax Cuts and Jobs Act of 2017, interest on such loans is typically deductible if used for buying, building, or substantially improving the taxpayer's home that secures the loan.

Does anyone have any suggestions for modifications to better cover both parties?

I suggest asking for a rent roll that includes current tenant balance just to see how healthy the rent roll is. 

Hi all, I have a property in Atlanta that was successfully rented out to the same tenant for a couple of years with no major red flags -- good credit score and stable job.

There were daily issues and when they didnt complete the job, nor complete it properly I went to his office to complain.

However this is why it takes most investors a minimum of 10-15 years to quit their 9-5 jobs when they start out because they use the money from those wages to help fund the down payments on the new property.

After about a year of that, I turned that position into a full-time job that was half property management and half project management.

Thoughts / Suggestions?