Beyond that, I'm at a loss to guide you any further without this becoming an instructive course and you aren't going to get (worthwhile) free training there. 

Didn't know what the heck I was doing and ran out of money quick trying to rehab the property.Earlier this year I decided to cut my losses and start over trying to learn the wholesale business so I put the house on the market.

These include:Approx $5000 in loss to lease.

If the broker/agent feels they will have a very tough time finding such a property then the task becomes a long shot and a loss leader to make money.I hope it helps.

If you end up renting prior to the end of July, then I am not 100% sure that you can "legally" keep all of the last month's rent since you would have mitigated your loss by re-renting.  

And it's because of the quality of the collateral as seen in point 5, which allows me to model their worst case situation. for example, if the market crashes tomorrow and we can't get out without catastrophic losses (unlikely since the property market isn't the stock market), what the worst case?

I'm hoping the refundable acts as a bit of a carrot, instead of the tenant chalking it up as a loss from day 1.

But it involved a significant loss since there was not only DD costs but a dual closing and MY house was sold at that point.

Also, look to your policy for loss of rents and coverage for tenants expenses.

Not likely enough money to handle repairs or vacancy loss.