You can't count on believing that the family member will not produce a handwritten lease (real or not), or other paperwork & tactics, to throw a big old wrench in your initial/expected timeline.You CAN expect that if they see you as the big old rich/developer/bad guy enemy, they will do as much damage as they can, and drag their feet as long as possible.See if you can feel out what the relative actually wants/ needs, connect/come prepared with info on resources for local "housing help" options, etc (perhaps), and figure out what you can do to solve the problem (cash for keys with an incentive for quicker move out timeframe?

Use the BRRRR tactic by finding homes not yet for sale, checking out foreclosures and auctions, fixing up with trusted workers, keeping an eye on fix-up costs, renting to good tenants, setting fair rents, getting a refinance from banks that get the BRRRR idea, and keeping financial matters healthy.

Maybe tackle a few SF's then trade up but again take it slow and be tactical 

As the seller's market in my area swings more towards balanced, if one staging tactic doesn't work I'll try another. 

I can imagine that a plaintiff's attorney will take a look at what you own before decided to proceed with a case, but is there any value to the tactic of showing large debt (on the assumption that mortgages would be public record)? 

Also, if you are not cash, well, add more time, ( will not get any great deal) just tell you what you need to hear vs want Good luck  I have invested $20,000 from my credit card to get mentoring from an elite group of investors that use tactics and strategies far above the ordinary investor.

Is everybody who uses this tactic a scumbag?

The PM keeping the entire late fee is a common tactic in our industry and part of the reason PM's get a bad rap.

No ridiculously, shady, sales tactics such as "we've made awesome new updates to the program and to receive those updates please pay us a hell of a lot more money".

Good morning, @Edna WhiteIt looks like you have already found a potential deal and identified a potential tactic (subject to) to make the deal work, well done so far!