Negligence is only a cause of action when there is a legal duty owed. 

I know it's a long shot, but I'm currently having lawyers review the signed subscription documents to see if there's any way to minimize the losses here. 

Here are a few to watch out for:Property Condition: Most distressed properties need extensive repairs or renovations, which add to your initial investment.Competitive Market: With Phoenix's popularity among investors, competition for the best deals can be intense.Complex Deals: Foreclosures, auctions, or short sales are much more complicated compared to regular real estate transactions and usually require specialized knowledge.Tips to Successfully Navigate the MarketDo Your Research: Understand the local market conditions, including neighborhood trends, property values, and potential rental income.Build a Strong Network: Work with professionals who specialize in distressed properties-such as brokers, contractors, and legal experts-to make the best decisions.Assess Costs Carefully: Factor in the cost of repairs, holding costs, and any potential financing issues when evaluating a property’s profitability.Be Patient: Finding the right distressed property takes time.

If you need help with the process, you can contact Consolidated Civil Enforcement - they have a ton of experience helping landlords through the legal process.

If you want them to leave, provide them legal notice to leave.

Maybe they've been burned by landlords in the past and are being very careful.You can legally reject them based on personality, facial tattoos, body odor, or other factors, but you better make sure you can prove that it wasn't based on any protected class like race, religion, familial status, etc.

You can also find various contracts online, develop your own then have an attorney review it to ensure it has teeth, and is legal in your area.7.

.- Also, you need a legal way to take back the deed if buyer defaults!

Do not rely on it for legal advice.

.- Review the loan documents, there is most likely a due on sale clause, which is why you won't find a title company to process these for you.