File for eviction in court.There are many ways to skin the cat, as discussed in my book.

They filed an eviction on a tenant mid-escrow and withheld information on eviction until I saw a posted eviction notice on the door after closing.

Assuming this is a clean file, with no exceptions required, most Underwriters take anywhere from 48-72 hours to review a loan and get CTC, or provide further conditions. 

BUT...if you're American and can still get loans in the US (the silver lining of having to still file US income taxes while living abroad), then why not use leverage?   

It requires a solid FICO, that you get pre-approved with all current financials held in file beforehand, with the complete contract package submitted upon execution which starts the clock; insurance must be arranged within three days for lender underwriting. 

I just don't know how well it would work since I already have all the entities and would just need advice, consulting, cleanup, and filing returns, that's pretty much it!

Security deposit will take care of the last month of unpaid rent, but I'm considering filing a small claims court lawsuit to get a judgement for recoverable damages.

Gifting her cash simplifies ownership but forfeits these tax advantages and requires filing a gift tax return for amounts over $19,000 (2025 annual gift exclusion).

Is this for props that have a foreclosure filing against them so you can get to the actual owners for a pre foreclosure purchase ? 

I hope more lawsuits will be filed.