Sometimes a verbal offer, text, or email are sent ahead of completing the paperwork with the most frequently negotiated amounts and dates.

If you have an email trail that $500 was used to repair the whatever and the tenant agreed - you should be fine.

E-mail and hard copy.

I believe this is going to be an expensive lesson, but next time- even if my due diligence take a long time- I will write them an email and text saying to back out of the deal unless i have more time on the due-diligence instead of just waiting. 

Also try Facebook MarketplaceHave a standard email written and ready to copy/paste.Know your financial requirements for tenants.  3:1 rent-to-income. 

This deal was emailed to me.

Also have issue where theres some damage to outside...screens torn out, cut a hole in garage to put a wood burning stove(also against lease) SO last week I sent them a notice via usps(not certified, priority with tracking) scheduling inpsection today at 10am(plenty of notice) also sent copy via email yesterday and text yesterday all before 24 hours.

I am not getting response to the emails I sent.  

Hi Selina,Option 1) Work a second part time job (like from a temporary service) and save 100% of that money.Option 2) Marry a wealthy man (who loves you).A recommendation: Read Rich Dad Poor Dad.Good Luck!

Talk to him in person if possible and be reasonable, get his cell or email if you can and do all follow up contact that way and save it.