I am also a practicing attorney that handles multiple real estate transactions per month and our firm is located in Park Ridge so I feel I do have my knowledge and experience in handling real estate transactions from the legal side to offer to the member's of the BP site.  

Give them a firm budget and a general idea of who you believe will be buying the house, and request they come up with a design plan.

The current tenant has been in there for 3 years and is always right at the last day of the grace period with her payment, she struggles to make the current payment of $1750 and is probably at her max.I know she will say she wants to stay and will agree to an increase but I doubt she can afford it.I'd like to treat her like a prospective tenant and require a new application to have a better look at her finances.

What you're sharing illustrates the need for a proven, consistent, reliable system that ensures prospective applicants follow the same process and rules across the board, shields you from claims of housing discrimination, and keeps you sane by pre-screening unqualified window shoppers from the qualified, respectful, long term tenants you ultimately are seeking yourself. 

Does anyone have suggestions on a good local (San Antonio ) law firm to set up my LLC?  

(I know it's difficult to obtain a part time job in manhattan because I got rejected by a few firms since they wanted full time agents.

How can I finance the purchase price of $215,000 and hold it for 30 days until I sell it to the prospective buyer?  

I could represent myself as an agent, but then I'd be splitting my commission with my firm.                    ...OR...I can represent myself as principal (no agent or firm involved on the buyer's side) and negotiate that 100% of the 3% goes towards my down-payment at closing! 

So while the original question seems to have been answered way better than I ever could, I am still a firm believer in "finding your why", (a la Apple Computers) and then relentlessly honing your edge.  

I'm sure they get a lot of tire kickers and a lot of these prospect phone calls feel like a waste of time, so this made me feel like a waste of her time.She had a couple of follow up items she was supposed to email me but never did.I would have much rather if she just told me it wasn't a good time and rescheduled.