So I have a tenant that is very sensitive to mold and she is moving out of my rental. 

If there's a hole, it may be a red flag.b) sensitivity analysis: I examine all the assumptions, and make sure I can live with the worst case scenarios.c) "Stall and see": if they are getting money over multiple years, and there is no penalty for investing later, I would usually wait so I get some real performance data, versus having to look at theoretical pro forma information.d) Recession stress test: I will not invest in anything, until I subject it to recession level stress and see if I can live with the result.

This works OK for relatively static and simple investments like a private placement or crowdfund, but can become rather cumbersome and expensive with a more time sensitive and transaction intensive asset such as a rental property.

You buy some low, some high, over time real estate goes up (Past Performance isn't indicative of Future Performance...blah, etc.) but in general, our economy is driven by fiat currency and hard assets are good to hold.Some UW changes:-Less Leverage/More Equity Down-Higher Exit Caps-Less Rent Growth-Ensure a Discount to Replacement Cost-More Capital Reserves-Greater Focus on Sensitivity Analysis

I personally don't think I would cold call probates, in my experience it's just too sensitive of a situation to navigate.

On sensitive matters, follow-up with written communication to memorialize verbal communication.

I'd put word out there to a few listing-heavy agents in the area that I'm a cash buyer (hand out proof of funds liberally) that can close in 10 days, bring me your deals that are super time-sensitive and need to be sold in 2 weeks, not 2 months.

They are also in lending and title record business- a lot of sensitive data that can be exposed.  

Obviously given the circumstances and the time sensitive nature of the situation we aren't able to run a background check on this subtenant moving in. 

Normally, I am much less sensitive to these things, but I get it that it could cause your kid problems at school etc.