Opinions please….. I did a friend a favor and owner financed a property….

long story short, I did a rent to own based on 15 year payout. I had in the contract 2 specific things that would automatically void the agreement if not adhered too:

#1) house insurance is not paid and coverage lapses.

the deed and insurance is all in my name, they pay me (or reimburse their ins payment) they have made their quarterly ins payments up till this March 14.

Jan 17, 2026 I texted them the bill where it states must be paid by March 14. on March 7th I texted them the bill again, showing due by March 14. they thanked me for the courtesy text. ……

no communication, no warning they weren't gonna pay , no communication in any regard. March 14 came and went. the insurance lapsed . no coverage, I paid it on the 18th. technically no claim could be filed during that time. I waited till today March 25th, still no communication from them. their rent payment is also late.

I sent them a copy of the insurance cancelation and lack of coverage, also sent them a copy of the contract where is stipulates the agreement is void if that happens.

they are also in violation of a couple other issues.

they want to talk to an attorney.

I told them I would give March, April, may, free rent if they move out by June 1 or can go get financing and buy the house at market rate.

whatcha think?