I would try to work out something with the old tenants and help them move out sooner, perhaps even pay them a little bit out of pocket to get out sooner.

My goal is to find people facing foreclosures and work out a deals.

To make it work out in the easiest , most conventional sense, though, the purchase price must exceed the payoffs of the existing liens (mortgages, taxes, municipal, etc).

Work out your own excel spreadsheet that's what I do. 

I even initially chose an Agent that didnt work out for me at first.

Most of the time though these types of agreements do not work out and you end up losing more money when it is all said and done. 

If a flip doesn't work out, you just don't do another one together. 

If it doesn't work out, turn it into a LTR or sell it.

I think you’ll be stuck covering the costs until lease end, unless you can work out some kind of deal. ($50 off rent, but you pay water usage that has averaged $40 the past 6 months).

Most plug numbers into a program and if certain percentages, based on contractor prices, don't match  they pass on a good opportunity... if its your first house... do the work yourself .. make the mistakes , learn what ever repair/install/demo should costs..... then on your 2nd 3rd 4th you know the numbers and can hire half the work out, do the other half to save money and work towards writing checks and closing deals