You want to make sure the seller is getting their fair side of the deal but especially from a tax perspective, there are ways in which you can make it very lucrative for them.

If you already have low respect due to a pre-determined mindset, it's hard to approach the community with an even or reasonable keel.

No back payments due, but there is a HUD loan for $7k from a previous forbearance.

Granite, I know CA tends to see a lot of this; more than likely due to a lot of people owning Solar.My question is the owner that has a lien status associated to this Lien description (Notice of an Independent Solar Energy Producer Contract), is this a standard practice of just owning Solar (thus wasting time prospecting these individuals) or does this simply mean they (the solar company) took out a lien against the owner because the solar company is trying to collect their money.

And given #3 above, it leaves about 20% of rent for all other expenses like property tax, insurance and other PM expenses like leasing fee, eviction fee and other minor expenses like for e.g landscaping, pest control etc.

Make sure your financial advisor understands real estate taxation, financial planning and tax planning. 

I am desperate to get this tenant out of the property and collect all past due rent.

Lower taxes, no POS and lead testing. 

And if there is a "why" then the 1031 is what you want to use to get into a new property and defer all tax.  

We have fired owners in the past but never due to over communication.