We also factor in local market trends, property condition, and management costs.

They can give you a better feel for the neighborhoods, property conditions, and any particular quirks of the market.About properties sitting on the market for 30-60+ days, it could be due to market conditions, pricing, or the need for repairs.

For example, using lease forms, time frames, terms and conditions that you want. 

I forget the number right now but if you are within I think 5 days from sale date the lender isn't obligated to reinstate, but still may.You may be able to delay the foreclosure by simply asking for more time, you are now the property owner and have some sway.A couple observations:You don't have title insurance as no title company will insure a trustee's deed in CA, so that won't help you.You won the auction based on your commitment to occupy the property (SB1079), so this is not a quick flip.To buy time and delay foreclosure you can file a stripped down bankruptcy.You can't stop payment on the 86k wining bid since you paid cash at the trustee sale.Generally trustee sale buyers don't have a real good feeling for the property condition, unless you do for some reason, so this is a wild card. 

A check-out list of suggestions for restoring the property to move-in condition, to enable the full return of their deposit.

The property's initial condition provided a strong opportunity for improvement and profit.

The property's condition allowed for strategic upgrades that would enhance its market appeal.

The minimal renovation requirements and favorable market conditions made it an attractive investment.

The roof is new, and the foundation is in good condition.

The rent you can charge will depend on what others in the area are charging for rent (numbers) but also intangibles, such as condition, location, layout, amenities, etc.