The business should have generated enough profits over 5 years to make up for loss of down payment. 

I was referring to refinance based on loss of value of the home. 

Landlord now has two months to find another tenant and mitigate his losses, which is actually required in my state. 

LL are renting you need to do things differently to minimize contact.

I believe the contract will provide the Seller will purchase a title policy for the Purchaser that insures against actual loss you may suffer as a result of you not having insurable title. 

How would you minimize the risk of all in cash investment in time like this?

By no means is it a home run, but it should need minimal repair for quite some time and that’ll give me good opportunity to ramp up more $ for repairs down the road.

I like to think I live a minimal lifestyle. 

Alternatively, if I'm listing my own property, I can agree to pay the Buyer's agent a split, and pay $0 on the listing side, however a minimal of $250 per transaction and likely a minimal Broker Review and EEO fee will be required by the Broker.  

Our broker has told us the umbrella market has tightened considerably due to poor loss experiences for residential and all of her client's umbrella premiums have gone up.