Investment debts are good debts if you can manage the risk well.  Being

Find all the information on escrow company and talk with the escrow officer, confirm contact information, confirm physical location. 

We look for an oppourtunity to improve physical, operational, and economical efficiencies.

You do not physically need to attend a sheriff's auction as the lender.

I love the physical aspect of real estate and how progress can be actually observed.

@Elijah FastYour lender and possible your insurer will require a Phase 1 assessment .... this is predominately a visual inspection and paper exercise (costing anywhere from $750 - $2500) with the objective of discovering any potential contamination of the property (or demonstrating that there is none).An abandoned underground storage tank (UST) is something which should be disclosed by the vendor (it appears that it has been in this instance), but it is an example of the sorts of things a Phase 1 ESA looks to discover.Depending on the results of the Phase 1, you may very well be requested to continue with a Phase II ESA.Having a Phase 1 lets you know what you are walking into ... which is why lenders want them.  

The difference is you don't have to look them in the eyes.If you are truly going to do the right thing as you say you might well be paying the difference for 2 tenants and every 2 years for 3  tenants after that .

I have in recent months while going on walks while listening to youtube videos or BP podcasts, created a lists of about 50-60 physically distressed homes.

Everyone I physically meet are flippers or syndicates

I could not find any reference to prior poster's 60 day comment, however it may well be true and in respect of your tenant and for honest business practice,  giving your tenant as much notice as possible should be done.