This duplex is rented out currently with the stipulations that it will be free and clear when I close in May.

every lender has their own weird stipulations.

Agree to litigate in small claims with the stipulation that if you get a recovery judgement you will have to right to post negative reviews of your experience.

You make an offer to the Seller and have them accept an offer, where you are the Buyer BUT you also stipulate that a nominee could step into your shoes. 

I don't know if this is in your lease and, if not, perhaps something to add for the future.For my personal duplex with a shared water line/sewer bill, I have a stipulation in my lease that late fees, utility bills, and tenant-caused damage is paid for first and then remaining monies are applied to rent. 

If stipulations do get placed that mess me up then I can lean back on college housing like you said.

Thank you Wayne for pointing that stipulation in the Finance Addendum in your last post.

You don't want to be held to a contract that might get held up into court for months or even a year, might get vandalized and end up not being worth the same amount of money in your offer.You should stipulate that the house should be in the same condition especially if it is a nice house.As Arcinio Arauz says, there are a lot of glitches that can come up with probates.

This is very similar to a situation where I gave someone who was a brand new RE agent a client who purchased many deals and was never compensated for them b/c of certain BS stipulations ( and the fact that new RE agents dont know their head from their a@* )

I may be incorrect, but I believe there are a few subdivisions in the area that have stipulations on how long you can hold the lot before you have to build on it.