You would be wise to spend time learning them so you understand what your responsibilities are and how to protect yourself. https://justicecourts.maricopa.gov/media/vd1pcl32/info-llt-e...Start the eviction process immediately for failure to pay September rent.

If the idea is to save money by "being your own GC" this is a recipe for failure. 

Gritty students succeed, and failure strengthens grit like no other crucible.”― Jessica Lahey

Rather than take a complete loss on the uncollectable debt, can I take the assigned debt, make collection efforts and upon failure to collect declare the loss to offset the capital gains?

You need success and failure metrics or baselines on these reports.Example.  

Of course, as is always the case, a lien will not be divested if the lien holder has not been given proper notice of the sheriff sale - so even a “free and clear” can have an encumbrance when a failure to properly serve notice happens.Hopefully that was sufficiently clear; if not, post more questions and I’ll do my best to offer clarification. 

I am merely being cautious of what I do; because I need success not failure. 

Maybe the “student” deserves some blame, but the punishment, in my view is more than served by the huge failure rate in the wholesaling industry, coupled with the near total loss on the educational investment.All illustrative, of course.

I know in my failures, every time i failed it was because of not having a values alignment.

Failing to make decisions leads to failure.