@Meghan McCallum Found this thread because I came across something similar in my neck of the woods.

You should be looking into nursing homes , and getting one of those buttons around your neck " I have fallen and I cant get up "I am 56 with a 9 year old and a 12 year old ,  I started those late , I try to buy one rental a year .Its too late only  when you are pushing up daisys 

I have to agree with John, Matt, well everyone but Fred, no offense Fred.I went to the library the other day and a guy was walking around with a tag hanging off his neck that said in big red letters "FORECLOSURE".

Feel free to reach out for help as I am in your neck of the woods on a daily basis.

Properties in my neck of the woods tend to get bid up to retail prices on these internet auctions.

I would like to lay out a scenario, and see you guys flex your BP muscles and show me the way. 

After you know all those laws, I would talk with the seller about notifying the tenant that you will only (this can be done through the contract) be purchasing the property if they evict the tenant in the time period of escrow, and the unit needs to be investigated while in escrow, or you want a reduction in price due to the lack of knowledge of that unit.I have inherited a tenant and California is way different and more strict with tenant/landlord laws than most states, but luckily the tenant left without too much muscle (figuratively speaking).

You're up in my neck of the woods.

If you're ever down in my neck of the woods, let's sit down and chat! 

If you are worried about someone trying to muscle you out of your deal or out bid you after your seller signs it you can have them sign it with a notary and have that purchase agreement recorded at the county recorders which would cloud title.