The tenants have not held up their end of the NNN and upon a property inspector's visit, it appears as if this is sorely needed. 

She does not have any documentation on the mortgage, but I show the mortgage in 2004 for $74k and the last assignment being in 2013.I show 4 years of tax liens held by various investors totaling about $5k before interest, also a water lien and code violations.  

Have you checked into you local Foreclosure Auctions held by the Clerk of the Court, or Tax Deed Sales by same?

I'm not a CPA, so don't take this as an authoritative answer, but my impression is that in most cases a real estate asset held at least one year should be eligible for capital gains treatment.    

As far as the inspector being held liable though, I don't think so.

Earnest Money is typically held by them.3.  

I wanted to laugh but held it in.

Even then, unless the property is held in a trust there is no one to buy from.  

The REI Masterminds meeting that's held every Thursday at 11:30am is a good one to go to.

It was great having someone to direct me as our properties are held in a trust and the wording could have been easily messed up.