Common sources of such properties include:Foreclosures: Homes that have been repossessed by banks due to non-payment.Distressed Properties: Homes that are in poor condition and need a lot of work.Auctions: Properties sold at auction for below market value.Off-market Deals: Properties that aren't listed on the MLS but are available for sale through direct outreach or networking.The key is to buy a property at a price low enough to ensure that even after renovations, the home will appraise for a higher value.2.

I do not worry much about "hurried or sloppy work" because it is also in my contract that all work must pass inspection, which may include the city / county (for permitted projects), lender and myself.

Wanting to evict them are a tenant is late for a week or waiting months of non-payment to start the eviction process.

Hey Sam,Congratulations, hopefully you can work something out.My recommendation would be working with a lender that is comfortable with seller financing and keep your cash to close at a minimum.

This is now open to non-accredited investors (as well as accredited) for as little as $100. 

Or are all these tenants they've been placing non section 8 tenants?

Your LenderMy recommendation to find numbers 2 & 4 would be to go to the top of this page and client on AGENTS  & LENDERS from there you will be connected with 3-5 pros and I would suggest picking someone who has the most reviews or most forum posts.

That was fine by me but the communication was not only poor but non existent.  

If its not someone you know the lender will dictate the terms.

The biggest thing is don't defraud the public, and disclose all.