Not sure if the upstairs tenant (heavyset person with a dog) plays a role.Seeking suggestions.

Alot of unknowns as you don't have the ability to walk the property beforehand, but interesting process, and pretty good deals exist there.While the Trustee Sales are cash purchases, there are many hard money options that can turn over the funds in time for the 24 hour funding required to complete the purchase.If you are interested, let me know and I can go into more detail, as well as make some other suggestions for you to consider. 

I see others suggested that in some other answers as well and I believe it's a good strategy.

I suggest attending a real estate event and meeting other investors to see what other opportunities are out there and see what others have done!

Let me know if you’d like specific product suggestions—I’d be happy to help! 

All the best, Steven  If you're going to do a partnership or even a joint venture agreement I would highly suggest using a competent lawyer to draft your business agreement.

The rehab expenses don't line up but they are not stealing, I would suggest having a zoom call or sit down with their PM or account manager to see what is not lining up and where you see issues compared to what they have on their sheet. 

Quote from @David Naphy: Hi BP community, I appreciate any and all suggestions!

I would suggest having a conversation to understand why they made the decisions they made.

Depending on what you are trying to achieve, there may be some other lenders I could suggest.