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Not a good idea as RTA usually have a minimum period of 6 months, no matter what is in the agreement. A licence to occupy may be better. I actually sold a property last year and allowed the purchasers to move in before settlment under a licence agreement. It can be risky though.

Peter's idea is good. You have to make sure they have something to get at if it all goes bad and you need to sue.

I have seen the urinating the ripping out of the kitchen and the not being able to settle, but they have never occured all together (yet).

The biggest issues is what if they don't settle, rip out the kitchen and urinate on the carpet.