I have missed out on some deals, but like a bus there is always another around the corner.

Your guy may have a substance abusers or gambling problem.Everyone has a part in this.

You might want to have some confirmation regarding criminal records, drug offenses and sexual offenses of the occupants - you might accept the employer's checking of this but reserve the right to perform your own for verification purposes. 

Now, the deal is closed and she asked an attorney would her rights, and he told her she can stay up to 60 days.She has no leases, or ever made a rent payment.The owner even offered her a hotel for two weeks, but now it seems she abusing the system.The questions is:- Can we just change the locks, and leave her stuff out?

I'd use natural wood cabinets (solid with long handles or shaker style/ painted or natural) just because they never go out of style and in case of abuse, are less expensive to replace/repair.

Although we as professional bidders get frustrated when a new crop of newbies comes in and continually overbids for these assets, but its their right.I draw the line when these same folks with lack of knowledge capacity and collateral abuse Sellers who in most instances are innocent or unknowledgable.  

If your contract doesn't have contingencies to abuse to get your deposit back than you are out of luck.     

Too Big to Fail turns into Too Big to follow Law.http://vegasinc.com/business/real-estate/2015/jun/...http://www.babc-financialservicesperspectives.com/...When one court rules against another courts ruling, which involve the defendants from that case, which is in another jurisdiction, what we find is court shopping as a way to abuse the process and go around state law.

My co-owner will also need to sign paperwork to put a lien on the house due to the Heloc and he will be responsible if for any reason I'm unable to pay it back, like I get hit by a bus and can't work or something.

These costs have already resulted in PMs that serve smaller (less than 25 homes) HOAs to go out of business.The fees, business costs and government involvement would be more tolerable if the law accomplished its’ intended goal of consumer protection.However, the law is vague on the most simple demands and accountability for property managers: 1) there are no direct statements mandating PMs comply with all State laws and an HOA’s governing documents 2) no direct statements that require PMs to advise an HOA when they observe non-compliance with the law or to report to DORA when such advice has been ignored and violations continue3)no direct statements that hold PMs accountable when they carry out requested actions of a Board that are in non-compliance with the law or an HOAs governing documents 4) no mandates for PMs to provide home owners with a detailed explanation or legal justification of fees and assessments (such as the HOA Transfer Fee) they independently impose and retain and 5) no requirement to explain and justify in detail all PM fees in their contracts with the HOA.Repeated requests to DORA (Department of Regulatory Services) and legislators from Colorado’s largest HOA home owner’s group, Colorado HOA Forum, to include these simple specifics have been rejected making reform and enforcement for home owners very difficult.Legislators also refused to include in the Law assistance to smaller HOA PMs by reducing their licensing costs and requirements.Licensing also witnessed an unprecedented and disturbing legislative act.The Law contains language directly promoting a private entity’s (CAI) sales products and educational courses.It also allows the industry that is to be regulated (CAI) to develop and complete State educational, testing, and credentialing requirements none of which have been officially reviewed or approved by the State.Then there is the missing legislative mandate in licensing rules to address meaningful “full disclosure” of all fees and assessments on home owners by PMs.Specifically, the HOA Transfer Fee that cost HOA home owners millions each year will continue without any limits or justification.DORA decided a one-liner on home closing documents with no receipt and/or detail of charges is “full disclosure” of this fee.Legislation/licensing that is crafted by the interest group to be regulated should be disconcerting to home owners and businesses.The CAI has dominated the PM industry and HOA legislation in Colorado for decades.Their influence and leadership has led to the need for licensing and reform.July 1, 2015 was to be a good beginning on reforming the abuses in the PM industry but HOA home owners will sadly see little change.