If you refinance it as your primary residence, then yes, you will be signing a new Mortgage at closing that says you intend to occupy for 12 months, essentially resetting your clock to another 12 months.But here's the huge kicker.

Can we discuss the option of 10% down and how it would work to get a lease agreement signed and the details on what I need to do?

@Matthew L HearnHi Matthew,The tenants are not in the way if they have a signed lease, and you do have to honor the lease once you take over the property.Once the tenant's lease expires, you can always send a letter of non renewal so that they will vacate the unit once the lease expires.Make sure you read the leases carefully and the expiration dateGino

His attorney said in order to provide a clear title, the seller would have to hire a law firm that was willing/able to do extensive research into heirs, and get them to sign off/away any rights they might have.  

Its train wreck waiting to happen.Investors please read the terms of what you are signing, you have no rights.

It's also wise to check references from previous landlords to understand their payment history and behavior as a tenant.Once all the information checks out, you can proceed to signing the lease and collecting the security deposit and first month’s rent.Good Luck!

Let's say it's a suburban home in a decent to nice neighborhood, ARV $200-$500k.Do you make signing a quit claim deed a part of your cash for keys agreement?

I signed a 1 year lease last month so kinda stuck in that until fall 2025 (unless I broke lease or paid massive amounts to cancel it).

You have signed the lease and accepted his deposit and cashed it, correct?

Even if he won't sign a new lease, I would simply post this on his door advising him of the new rental rate, take a picture of it, and save it for possible future need if you have to file for eviction.