Not all tenants pay, this one is, pick your battles.  

Great flashlights and extra batteries that fit, super long extender ladder, korkers/or other brands over shoe to go over your steel toe boots, GFCI tester, moisture meter, a dog nose, an extender mirror, shovel to check foundation moisture, respirator as some properties have gross smells or chemical exposure, regular retractable tape measure forget the laser one, 5 gallon bucket, zip lock baggies, brown paper bags, putty knife, variety of screw drivers,Are you checking basements?

ESA has to be verified with a letter from Dr Dan Dwyer MD in Boise stating that a Mastiff is needed for the disability. 2. you require liability dog coverage of two million dollars for any bite/knocking over Granny incident for the other dog 3. large pet deposit - go higher than @Nathan G. and ask for $2000 deposit (say is for the non ESA dog) as two large dogs will make the carpet smell and any other flooring scratched plus $100 a month for the non ESA dog.

If none, you should find an investor-friendly agent and see around 10-20 properties to understand what the price points you can afford look, smell, and feel like before even considering off-market.

You might be able to find one before it hits the market because once it does, it is a battle to get it. 

It's a long story but she was in a legal battle so I've been doing inspections on the property once a month for the last year. 

This person, being a lawyer has all the time in the world to just tie me up in legal battles.

Knowing the area and picking the tenant is 90% of the battle. 

However, irrelevant of title insurance this situation shouldn't take long to resolve.One way is for the Trustee to receive an order from the Bk Court authorizing the sale of the property free and clear of all claims of creditors and the lenders claims are transferred to the proceeds and the two battle it out after the sale.Even if the property isn't sold before the lender's claims are adjudicated, it shouldn't take long to resolve the issue since the Trustee is considered to be a Bona Fide Purchaser without knowledge of any non- record interests. 

As far as competition for properties, it's one of the most difficult.Nashville and Breckenridge are both terribly entangled in the battle between pro and anti STR regulations.