@Ben Oestrike   Since you've noted this would be a PA Sheriff Sale situation and with my limited experience and @Jay Hinrichs very extensive experience, we've both noted an experienced lender is very unlikely to provide funds for a purchase.   

Extensive MLS and realtor.com searching, real estate agent How did you finance this deal?

My replacement CPA retired after I requested he file my extensions.

Kicking out a smoker will leave you, likely, with extensive remediation costs and vacancy during that period.  

This will mark the extension of Interstate 11 for 30.5 miles up to Kyle Canyon, with a $3 million effort expected to take 7-8 months.

If the original PSA is expired without a mutually signed extension betweeen you and the seller you probably have little recourse unless I am missing something.

Given your extensive experience, you’re already in a strong position.

I'm a local agent and investor myself, so I have a lot of first hand experience investing in this market, along with an extensive list of contractors, etc.

As soon as she started to fall behind/be late more than once, I'd not renew her lease especially if tenants aren't communicating with you.If there is extensive mold, tell her to remove her items so you can treat the property. 

These sites require sophisticated contracts, extensive investigation and insurnace.