Keep in mind too that the IRS and states have requirements for installment contracts and equity provisions causing specific treatment of contracts."

The exterior issues caused the overage but the finishes and market allowed for a higher asking price.  

I am not an expert but what I have read I think that going in and out of the LLC might cause problems but again that's not my expertise.You can search for mortgage broker in Tennessee and see what comes up.

I wasn't going to goto your meeting cause I had a friend in town but, since this is very important to me, I will see him later that night. 

I know a dependable PM would get a tenant out ASAP if they werent paying rent or causing trouble where as an owner could easily let things go for longer because they dont know the steps or feel bad.

Do you really mean to tell me that just cause the calculator says `17% CCR you'd do the deal?!?!

You know why - cause you can't express yourself clearly.  

May cause the tenant to back down once he realizes it's not going to be an easy payday for him. 

In this scenario, since it seems the primary cause of concern rests on my shoulders, how would you fine folks present the deal?

Even mechanic liens for roofs or any materials that once removed would cause damage to the structure are wiped out in foreclosure... not a lawyer, but have some experience here.