Legal violations and penalities(fines) even if you have accounting software to track the difference. 

I ultimately invested $65 cash, $5k in legal fees, and $9.7k in operational expenses while owning the home, and walked away with $17.3k after a judgement.What made you interested in investing in this type of deal?

If you are hiring a legal licensed contractor , he will provide you with a contract . 

If they had not moved out, i would have brought in the best attorney available and charged the tenant for the legal costs.  

At the time, it never occurred to me that if you want to swindle people it is difficult and expensive to take legal action against a company that is incorporated in a different state than where they do business.

The AP has to be open, notorious and hostile...those terms have a legal meaning and essentially it is that you as the owner have been fully deprived of your right to the property.Absent those items above, it sounds like at best they have another legal right which is a "prescriptive easement".

Considering it's from a reputable auction site, do I have decent legal standing if they misrepresent it?

.✅ Exploring creative ways to get deals done, even without a ton of upfront capital.I know that success in real estate is a team sport.

Buying through an agent may provide more transparency, while sheriff sales and auctions can offer deals but often come with risks, like limited property inspection or legal complications.

To protect our rights, we would definitely deliver a formal 5 day notice (Wisconsin Legal Blank), but at the same time indicate that we are looking to collaborate to find a solution.