Talk to your attorney and/or CPA. 

If the seller misrepresented tenant conditions, consult a real estate attorney about potential legal action.

If its an attorney closing state same thing ask the attorney or one of their staff.Generally though be care of those reaching out and promising rates that are simply better than current rates thats almost always a fake lender or a bait and switch..

You'll want to talk to a local probate attorney to see how much time that could take.If the squatter is not making mortgage payments, you've got perhaps another month or two before the lender begins foreclosure proceedings.In your situation, I would approach the squatter to see inside the property to assess the condition.

Attorney for HOA said it was pretty easy to find the HOA address and the county should have done more to hunt them down. 

Our Team (bankers, contractors, excavators, attorneys, surveyors, electricians) aren't there. 

most contracts your 5k is your liquidated damages in most contracts. .. so snag that fire the agent and find another buyer if 13k is that important to you.. for sure not worth hiring an attorney for. 

If you're not a "contract" guy, have an attorney review it. 

We don't allow hard money lenders, only the sponsors (real estate attorney, title company, and my lender) and they don't pitch either.

When I sued someone for breach of contract it costed probably around $1500, but I filed, did majority of the work, and had my attorney there for negotiations.