If it is not that date, then for sure it would be before the Court confirms the auction sale (that is usually very quick after like a day or two.)  

it's that simple.2. you switch to a landlord policy on or about the day the tenant moves in3. no, you don't refinance your mortgage just because a tenant moves in (unless i am missing something the two have nothing to do with each other)4. let the PM do this5-6 - up to you, you don't need either one when you're getting started7. too personal a decision to advise, but yes you need reserves - what if you need a new furnace or new appliances?

Your lender may be different and I would confirm how they will handle, since they already have one appraisal in hand.If you do go second appraisal, I would be sure to supply both the appraiser AND the lender a copy of your current lease.  

Just another example of why RESERVES are important. 

However, if you've got the 20% and the reserves, even better! 

Paying down your mortgages is a conservative strategy that some will endorse.Leveraging for maximum growth is at the other end of the spectrum.How much do you have in reserves?

My agent assured me that she would confirm with the HOA.After an hour, she informed me that the HOA allowed monthly rentals.She also mentioned that the HOA documents would only be provided on the closing day.However, on the closing day, I received a letter from the HOA stating that I could only rent the property twice per year.I agree this has been a very expensive lesson.

It would take a good six months to a year to develop a good relationship with a probate attorney and they are more likely to build a relationship with a real estate agent first so they can confirm the value before giving their clients any advice on disposition.

Vacancy: I know it is prudent to be conservative with vacancy, but I have confirmed with the tenant he wants sign a lease for a minimum of 2 years and potentially up to 5 years.

Are they wanting so much reserves in addition to the down payment?