Thankfully I'm in Ohio which has actually added a chapter and language to the revised code in an attempt to prevent cities from implementing policies that institute rent control or rent stabilization in any form.

I explain they will have difficulty  Renting a quality unit, that I will ding their credit, that I will attempt to garnish their future income to recover what they owe.  

This is their 3rd attempt in recent years. 

I’m attempting mediation first then I’ll see what happens.

They also make those moisture meters, that I have had roofers use in my attics to attempt to trace back sources.As noted, in my market, if you have active leaks that you are aware of, they need to be disclosed when selling a property.  

We are on track on attempting to do the same thing the first quarter of next year.

I made offers to BRRRR and an attempted flip in Indianapolis - decided it was too difficult so bought move-in ready (which really wasn't after the inspections). 

You can attempt to raise from a 506c but it will cost you $25k to get started, then if you did get your first $100k  and you are paying them 10% and you are making 12%, - great you just made $2,000 and that is assuming you were able to fund an entire deal immediately and have zero holding or carrying costs. 

Or do I just wait for it to go to foreclosure before attempting to buy it?

("A real estate broker, for the purposes of this article, is defined to be a person, firm or corporation who, for a fee, commission or other valuable consideration, or by reason of a promise or reasonable expectation thereof, lists for sale, sells, exchanges, buys or rents, or offers or attempts to negotiate a sale, exchange, purchase or rental of real estate or an interest therein, or collects or offers or attempts to collect rent for the use of real estate or solicits for prospective purchasers or assists or directs in the procuring of prospects or the negotiation or closing of any transaction which does or is contemplated to result in the sale, exchange, leasing, renting or auctions of any real estate . . ."