Don't start playing games with her to punish her for what you consider bad behavior.

None of them are illegal and none of them can have you looking at a felony conviction for bank fraud, wire fraud, fraud by deception and a whole host of other not good things that are used to punish people that get caught making fraudulent applications for loans. 

There is also a sign on the front door saying it is unlawful and unsafe to enter the property.

I'm afraid you'll be receiving said punishment if you indulge him.

That this is a time for professionalism, to utilize focused analysis and those using such will be rewarded with "discovery" of the deals, while those using the lazy-shotgun-approach forged by last "EZ" years investing, will be most likely be punished for such. 

@Tai Bhattad yes they are, with the caveat that taking possession unlawfully when the property is not LEGALLY abandoned (but merely vacant a long time and in bad shape, which is not legally abandoned) entitles you to no possession or improvements, void tax sale entitles you to no improvments, if an appeals court rules that Rioprop runs even when on state inventory then you bought nothing and so you don't get improvements, etc etc etc.

.- Texting these sellers is unlawful, from my understanding.- Driving to the house is too time consuming.Looking forward to hearing what has worked for you!

And these kind of punishments will definitely be included.HOAs Can Still Ban Short-Term RentalsBefore you purchase an investment property with the goal of using a short-term rental service to generate cash flow, you want to make sure to carefully review the rules around this option if the property has a homeowner’s association.

The new owner would have to evict using unlawful detainer, however I'm not sure how Corona Virus may have affected my ability to get them to leave legally, so I'm wondering if the deal is worth the hassle.

Inflation punishes savers, rewards borrowers.