However, one of my biggest concerns when fixing homes is knowing when to use permits.

If you are doing renovations that are more than cosmetic, you should be pulling permits and those generally require contracts because permit pricing is often based on contract value.

Because thats about how long it teams to get stuff permitted and built out there. 

Beyond that, terminate the tenancy based on your lease (you should have a clause in there that permits eviction for this kind of behavior).

I have a deal that was presented to me that currently has some mobile homes with permits to expand.

Obviously, the rules will differ from state to state.The most successful buyers have trusted bidders with cashier’s checks in multiple denominations (for cash sales) and the actual buyers have field runners and people to monitor multiple prospective properties at a given time and check sales status for postponements due to BK, etc.This is the case in larger metro markets where many properties could go to sale but few do so.There are often better ways to acquire properties then auctions.

Any violations, open permits, etc.?

This is just markets behaving normally, Austin was my first target two years ago once I got wind of the permitting and homebuilding we saw the long coming in and whether it was 2,3 or 4 years the entry point was way in front of us.I don't know if anyone gets "use to" 7% rates without home prices behaving and/or wages responding appropriately.

Ever hear of Prospect Theory? 

I have worked my entire career in construction and last 2 years performing entitlements, permitting, and construction for industrial developments along the Wasatch.