@Ryan MoyeSorry, just wrote that last comment quickly on my phone and noticed a TON of typos lol

@Zorya BelangerNo I didn’t even notice you guys are from Canada.

The tenants  in the other unit were served an eviction notice just days before Covid hitting. 

Is it reasonable to plan  at about 10 months time if his home is not ready that we give 30 days notice with the worst case scenario that we will have to evict him (but rent will be covered for 15 months regardless if he is there) Yes, complicated.

I offered a higher price with cash back from seller and purchased early in the month to decrease my cash out of pocket up front.

Basically either party can end the contract with a 30 day notice.

Tenant stopped paying rent thereafter, sent eviction notice, started paying rent thereafter.

Then you want to incentivize your PM towards finding tenants that are likely to stay long-term (this weeds out college students and recent transplants and divorcees), conducting regular inspections, and maintaining tight standards over the properties (regular spot checks for grass cutting, timely correction notices, etc).

Once the contract has closed and you are all done, I would consider filing an ethics complaint with the State to put this agent on notice that they can't behave like that.

Either way, always have 1-2 backup property managers in case you need to make a switch on short notice.