Upon the formal signing of the lease and key turnover, they will bring security deposit plus first months rent.  

If they file for summary judgment in a judicial foreclosure state a lot of info will be attached to the motion. 

Hi - looking to purchase my first property at a judicial tax sale since they’re sold free and clear.  

Not exactly certain what my long term real estate strategy will end up being, but I am thinking of starting out with purchasing a flip at a Judicial Tax Sale since typically properties are sold free and clear there (pending a title search of course).  

To calculate that I would need a formal source that would indicate the useful life of a typical quartz countertop.

Everything should be done formally, no matter if it is your best friend or family.

In reading through some judicial foreclosure court cases, I've been able to see how the foreclosing plaintiffs are calculating the balances on their delinquent promissory notes, these are not subject to all of the same regulations, but it seems similar to what you summarized above.

The tricky part would be if they don't move out, then you'd likely have to look into the formal eviction process or a cash for keys type of arrangement.

By being formally trained and educated in the space, agents understand the nuisances of theses practices and know how to successfully execute to qualify the tenants without causing any harm to their landlord client. 

You can also secure financing outside of a formal hard money loan, for example from a friend or family member, which usually will offer a lower interest rate.