It’s simple/cheap to execute and makes filing for taxes easy for them because it’s just an additional 1099.But, I don’t love that they’re all in different positions, or that their names are now attached to the title report.

Ditto Nathan.Home Warranties are horrible and a waste of time and money for the poorest quality.I have too many bad experiences with them. doesn't matter which one.

Ideally I would want PM to find a new tenant for me but this has been really frustrating to the point that I am considering moving back so I don't lose too much money or get into any legal trouble in the process. 

I would like to sell the property to the restaurant operator and they are willing to buy. i want to hold the paper on it to get the interest and what I'm hoping for is deferring the capital gains taxes until the balloon payment would be due in 5 years.

I'm exploring tax deed auctions and there is a ton of raw land that pops up at these auctions.

I currently have 4 SFH rentals in the southeast, 3 of which are owned free-and-clear save for property taxes and insurance. 

Unless you have boots on the ground working off-market deals or even the tax auction, I advise extreme caution.

An option period is a specific timeframe that both parties agree to in which the buyer can terminate the contract for any reason without risking their earnest money.

Is anyone using Purchase Money Mortgage ILO Contract For Deed?

You may have the 3 day option period there if that hasn't passed yet.My second thought is, in consultation with your agent, if you are willing to give up the earnest money, offer the inspection report, your bank appraisal, and be willing to release your earnest money.