Only one I’ve seen break out a ladder and get into the attic space on multiple occasions.

i see two options here 1) you can go back to dad and break it down as hey i cant close on the house until it's vacant and see if he can help in getting them out, 2) offer some moving expense if the lot is really that desirable to you I know not what you want to hear as the investor but it has worked on numerous occasions, 3) you will have to take it to the courts as final resolution so the sheriff can remove them.

> I've been renting out his house for a number of years, to help pay his assisted-living costs;y'all have helped me with that on a couple of occasions! 

Aside from that rare occasion, the longest I've gone without a tenant is about 3 weeks. 

On two occasions that I can remember I've gone down to the basement only to find it wet (once there was about 1cm of sitting water across the whole basement) because the sump pump was turned off.

. - I'm sure some will advocate for a PM to take over, but we aren't really making money on the property as is and would have to just passively give money to a PM just for that ONE occasion that might pop up a year. 

Also she would call us on occasion with listings she liked.

@Harry Walker I don't want to go of on a rant here but modern day wholesaling (which is typically nothing more than assigning a contract) appears to have morphed into the new get rich quick plan for many or its the new way to get started in Real Estate with "no money down" so many people that I come in contact with and who on occasion attend my meetups want to use wholesaling as a way to get the capital needed for their first property.

On occasion she's been a little difficult to get in touch with, but I've always gotten a call back in a week or two max - until now.

We get some repeat business but a lot of our week long rentals in Chatham are for special occasions like reunions,special anniversaries, special birthdays.We always need an influx of new people for the summer.