Unless the lien is big enough to destroy profit as a flip.... is it possible to close on it as a buy and hold, L/O maybe? 

They broke 3 windows including 2 window frames, 1 door, nearly destroyed the new carpet, there was human feces in the bathtub, removed a ceiling fan, knocked several holes in the walls; drew on the walls with permanent magic marker, etc.

The ones who have been destroyed from this are still in hiding.

To date I've had 1. the plug of a window air conditioner eaten by a large puppy that resembled an elephant, 2. a porch swing partially consumed by the same galoot,  3. flower beds totally destroyed because the dirt is, oh so cool to lay in in the summertime,  4. a carpet scratched down to the subfloor underneath by a dog left in a bedroom and either bored or going through a panic,  5. 

It was very vacant and destroyed.  

@Joseph Sherer I'm at an SEC school as well so maybe that plays as a factor, but I completely agree with you in catering to a niche that won't destroy the place.

@Christophe Noualhat WDO = wood destroying organisms.  

I've heard stories about homes that are destroyed because it falls into foreclosure and the owners remove appliances, punch holes in the doors and walls and literally damage so much that starting from scratch to replace and fix everything has to be done.In this case, the duplex (both units) had what I described above.

This property will not conform to most of the rules out there in BP, however I feel it works for me and my situation out here in Sacramento.I have had both the Wood destroying pest inspection (came back clean aside from a few dry rot locations which I already knew about), and a home inspection (also came back clean aside from some of the know issues before the inspection).I am hoping some of the other Sacramento Investors / Landlords @Al Williamson , @David Hutson , @Dennis Lanni  can give me some insight into the forms that you use for tenant screening, leases, and general info on what you do to get a rental up and running in our Sacramento Market.  

I myself have bought properties that were destroyed and had no tenants and no NOI so the cap rate I guess was 0.