We typically have a specific criteria of contingencies we are putting into place within the purchase and sales agreement to help protect our investor clients from many of the issues that arise when inherenting tenants.

The issue is that if they say no, and no one else bites, I've shot myself in the foot. 

The worst part is they refuse to help me get the account back, quoting their terms of service and stating they are not liable for any issues with my account. 

@Kiryl Ulanovich,You're on the right track:Get Pre-Approval from Hard Money Lender – Know your terms and limits upfront.Find a Deal Through a Wholesaler – Verify numbers and ensure it meets your criteria.Review the Assignment of Contract – Confirm terms, earnest money, and contingencies.Conduct Due Diligence – This includes an inspection (if allowed), verifying ARV, and rehab estimates.Submit to Hard Money Lender for Final Approval – Lender will review title, contract, and property condition.Title Search & Clear Any Issues – Ensure a clean title before closing.Close Through Title Company – Finalize funding and take ownership.Consider also lining up contractors early for a smooth transition into renovations.

From personal experience, there are multiple issues that can pop up and it is nice to be local to deal with them.

So now I have a whole different issue to deal with.

However, our tenant turned out to be problematic—late payments, issues that led to an eviction, and additional repair costs before we could relist the property for sale.Now, after months of making mortgage payments out of pocket, we finally have an offer.

Need some more statements from them but liquidity shouldn’t be an issue either.

There's a good chance the issue(s) you face has already been discussed and answered.Ask questions in the appropriate forum.

These are being issued by local "nonprofits" who are mass emailing landlords pretending to be section 8 tenants.