We have committed time, money and all of our resources to make this happen and are going to do the same next year also.hWatch #TheDingo  deliver the news to the winner...and the final ribbon cutting!

You are making a change to those terms in writing and delivering it to them.   

Fast because you need to deliver the project on time (in my perspective of a project manager) because if you don't, the owner will start losing their cash flow and they will hunt you down.  

Our forms ask how you want the information delivered to you--we always check e-mail as it seems to be quickest.  3.)  

Delivered vacant.

I’ve budgeted to have additional 5k for cosmetics and fixture upgrades.Downtsairs is currently paying $500 a monthUpstairs will be delivered vacant, is a 3 bedroom 1 ba.

You deliver and post the three day notice and if they do not pay you terminate their lease.Had you done this the first time, or maybe the second time, they did not pay by midnight on the date due you would have resolved all your problems.Study your state regulations and in the future if you operate by the book your problems will be resolved. 

Full of fat promises, does not deliver on any of them.

You just have to make sure your investment is safe, secure, in 1st position, with loads of equity in the deal, and the borrower is a well-seasoned entity / person that can deliver on the promised return/strategy!

No, if the seller can't deliver all estoppel data in time, I'd get them to amend the purchase agreement to extend the due diligence period and push out the closing.