Since the LTV on the hard money loan is high , I would personally purchase it using a bank statement loan at 85% LTV (15 percent down) and, as you mentioned, just use your cash for the rehab.

How many properties have you seen in person during these years you've been looking, but not buying? 

From personal experience, this can motivate them to do a final deep clean before handing over the keys.Finally, for peace of mind, you might consider consulting a local real estate attorney.

With that said, I have personally seen a lot of activity in the last two weeks.

And like the first person said about how the tenants are more likely stuck than happy, you just proved that point.

Explore my personal favorites, Set For Life by Scott Trench or The Total Money Makeover by Dave Ramsey, for invaluable financial insights.3.

And who better than to recruit a person who is already experienced at such, which there is a lot. 

And considering I think a person who puts in plain black and white that integrity and character of the operator are key -- and then does something underhanded and incompetent is just mind-boggling to consider -- so I'm only left with a negative feeling about the documents these darned attorneys dream up! 

If this person is local to you or you know them personally, see if they'll give you their time and (if so) how much of it.

It can be price or unique amenity or your personal charm!