If you are super-confident these are solid LEADS and not just prospects, check out the cost of a messenger service to deliver your envelopes - here in my area I can get them sent same day within 4hr delivery for less than fedex next day.

The kicker to that is he will have to deliver one month's rent to the court within +-3 days and of course he will notAt that point the appeal will be dismissed and you would have to file for the Writ of Possession for the Constable to come out and supervise you and your crew(yes you will need bodies to move out his stuff).  

Ask for 3 years PnL (profit and loss) for the building, as well as rent rolls. give yourself at least 30 days due diligence after they deliver the info to you. 

We have people who work at our company in sales who make impossible promises to our clients and then like to yell at us when we're not able to deliver.

Maybe he just sent it to you so you can deliver it to whoever will be handling the closing/escrow on the deal. 

The tenants can send their payments into them or deliver the payments to the bank.

It's easy to have a slick listing presentation (what you saw) but harder to deliver especially on the property you have described.3) Pricing is key.

The property is occupied (would likely try to have it delivered vacant) and I would put down 5% which is the most I could afford and pretty much the lowest traditional mortgage would allow.

Just continue to rent at current rate for May, deliver a letter explaining the increase, and have the tenant sign a new lease now that takes effect on June 1.  

He's holding out on delivering the title because he cannot do it.