We have created work instructions for every step of the process so we can maintain consistency in how we evaluate properties, communicate with tenants, market our properties, handle rent increases, manage property turnover, etc.....

Give sellers the space to make their decisions without rushing the process—trust takes time to build.Listen More, Talk Less: The best closers are the best listeners.

Based on what you're telling me, I'd also advise you to begin the process of evicting/non-renewing the lease.

Not only is it a costly and hasselsome process to establish such, but at end it's an association of 4. 

Nights, weekends, holidays, etc.To keep this on-topic, though...DO figure out what's healthy for you to manage but remember it's a process where every experience teaches you good and bad (and be patient with that process).DON'T sweat the small stuff (damage/costs under $50, undisclosed dogs, etc.) but DO find a way to learn, prevent, put in better practices to maintain your sanity. 

They were abandoned and needed significant work which wasn't a huge issue but in terms of HUD owned properties i heard there can be significant processing periods.

So we are talking about a 5 or 6 week process with no court supervision required. 

You want both of them to be real estate experts so the process will be smooth. 

For the first townhome, we are in the renovation process and looking to screen our first tenants.

Right now, I’m in the process of sourcing land for our first project.Happy to connect and share insights.Wishing you a great holiday as well!