And takes on ALL the hard cases.. and I guess its just an extension of prison at some point.. same guests.. different venue.

Does the property need extensive rehab?

use extensions to closing if needed. and available.  

Some states allow text messages or emails as notice.What the landlord can do though, is as soon as your friend signs the lease for a month extension, the landlord can then send him the notice right after.

Yes, I agree with the SF comment, for me they are asking way far from what what is really worth perhaps betting on the potential of the lot (huge patio around the house) that easily accomodate an extra room extension for example.

Where should I go to get the tenant/landlord forms that are needed to start out (lease, extensions, etc.).   

Extensions are a pain and cost sellers money. 

The lease states that tenant shall vacate premises on termination of the agreement unless;1) landlord and tenant have extended this agreement in writing or signed a new agreement; 2) mandated by local rent control law; or 3) landlord accepts rent from tenant, in which case a month to month tenancy shall be created which either party may terminate as specified in paragraph 2a2a states either party may terminate in writing with 30 says notice (paraphrased)Last May the tenant and I signed an agreement, rent increased 12.5% and the main verbiage is:Specifically, the Parties agree to extend the Lease as per Provision 2A/B “Month to month & Lease” The extension to run month to month beginning October 1, 2018 at a monthly rent of $XXXX and requires a 60 day notice on the part of either tenant or landlord in order to terminate the agreement.

During that process, I asked around extensively and got several recommendations for Jon Vander Vliet at ParkPlace homes. 

Yes, protected buyer list, or protection clause.I found for CA: a broker must deliver to the seller the list of protected buyers no later than the end of the listing period or any extension or cancellation.It does not talk about length though.