Looking for a good Foreign National finance in the U.S. and to build a local team to setup the legal entity and accountant.

.$265,000 - $15,900 (commissions)* - $5,300ish (closing costs) - $4,700ish (excise tax) - $3,000ish (holding costs) - $20,000ish (repairs, I'm believe your first deal will only cost $10K since most cost around $30K) - $6,000ish (acquisition costs including legal for off market) = $216,100 without surprises.  

I'm not a lawyer, this is not legal advice, just opinion. 

They keep me legal for less :)

I do not know if they are legal in your area or not. 

So can I write a new lease saying that the rent must be pay in full on the 1st of each month and if check arrive after the 1st a penalty of $75 will be taken off their deposit and is that legal at all?

I need to pay extra legal fees and extra cash in bank account as guarantee. 

The problem is if you do not charge and enforce your Late fees etc you are the first person to breach the contract and you are the one that could potentially be putting yourself in legal risk by violating it and not adhering to a legally binding agreement. 

Also we are planning on ripping the oil furnace out and putting in a high efficiency gas so I feel as though I should play hard ball and tell him to take his fuel which legally he can do before closing, if that is the case the PVC vents could go away however that's only worth 200.

@Darla NunesYou've been through a lot, so do yourself a favor and seek competent legal counsel as an attorney is the only person who can help you at this point.