Contact your local tax assessor's office to determine the procedures and open period for challenges.  

(CRMC).These are companies that have been audited by the National Association of Residential Property Managers and have demonstrated a high standard for both procedures and customer service.Again, I believe the best way to find a good property manager is to seek a property manager out and has invested in advanced training and education and has attained designations, usually they also have years of experience.

Better policies and procedures?

That is pretty typical standard operating procedure throughout the country.  

11 times out of 10, unless they are in a bulk portfolio OR its a small local bank or credit union, you are wasting your time trying to buy REO before its gone through the company set procedures and listed with an agent.

So I believe this is a deal that might work since the owner inheritedthe house she just moved into (motivational seller at its finest). 

I would also decide on your procedures for cleaning.

Have you read thru it again to follow that procedure?

Rely on and follow your internal procedures to do a thorough investigation, particularly into his rental and work history.

I'd ask for copies from the court house of the appeal so you have that, ask county clerk what proceedure is as they are helpful. can't give legal advise but can direct you as to what is procedure for filing and what steps are needed.