Now they give you a copy that you can take to the bank - when they have money in the account - you can then cash the copy.

Yes you can try to get another appraisal and see what happens.If they have lived there that long they have worn down the house some and if they left you would have re-conditioning costs before you could rent again.If it is possible and you can still make money I would sell now.Interest rates are at all time lows and the down payment is manageable.With the election coming we don't know the direction of where the housing industry is going.Lending money could get tighter and interest rates could rise even if values stay the same.If you tell the buyer they lose the option and to get out they will most likely do damage to the property.I would check too see if the buyers even have the ability to purchase right now.Have you seen evidence of the required down payment in a bank account and have you seen their credit report??

You'll need to talk to an accountant on this.Regarding your deal analysis, what is the landlord getting for rents and what can the market support (i.e., can you increase rents and still be competitive)?

Most have to do with continual communication, transparency, pre-approval thresholds, and accountability standards.One note, as a long distance investor, you will almost certainly not be able to get local bank financing.

Maybe at that time you should consider a refi to lower your payments and increase the cash flow to account for a property manager.

The numbers are sequential, so if I created an account I might get bidder number 21.

If you have problems placing capital, then yes, you probably should take that into account.

It may be better to talk with an accountant, though in my case, my realtor was knowledgeable enough to make the assessment and I was ok with the numbers as well.My biggest worry these days is special assessments.

Talked to my accountant today and he suggested I send 1099's.

Then I could tell about the prostitute, the guy with the golf club that came after me, fake bank accounts, the stolen car in the garage...