A lot of people give up at that stage but if you track down the owners, you may be the first person to approach them because it takes additional work.

I see that money is grown in three stages:1.

When we arrived we peaked in the windows and you could see a bunch of ratty looking furniture (odd for staging I thought).

Or should I wait and have my own agent arrange to see the property (it's also a friend so they're going to help be an extra set of eyes on the investment also).

When you talk to the tenant, inform them that you will be the new owner soon and since they are on a month to month tenant arrangement, that you will need them to vacate.

Would you be OK with that arrangement?"

The two tenants are responsible for working out their living arrangements on their own. 

Depending on the stage of a pre-foreclosure your approach would need to be different.

1. office condo exchange to 2 separate properties (property could be different types) both our names on both properties2. office condo exchange to 2 separate properties one under my name and the other under his name.3. 1 of my property, 1 of his property, office condo exchange to one multifamily apartment - adjust by adding capital so we end up 50/50.4. 1 of my property, 1 of his property, office condo exchange to two multifamily apartment (one under his name and one under my name)I'm sure there a several minor details that needs to be worked out but we are just in the brainstorming stage.

To sell without an agent, you'd of course have to  be around for showings, negotiate with the buyer (or buyer's agent), negotiate with the title company and arrange inspectors/appraisers.