Is the bank you deal with is one of those giant banks?  

Grand Rapids has been hit hard by OOS investors in the last five years, affecting the cost most notably on MF's.

Balance is key here, depending on the exact numbers it might be worth it to let her stay for 1 last year, put her on a 12-month lease, increase the rent and stipulate that rent increases will occur annually and if they are not able to pay the rent increases they will not be able to renew.

After lots of back and forth we unfortunately were not able to find a company willing to work with us so we proceeded to rehab the existing property which although took a lot of work, was probably more profit than if we were to build new.

I am finding some nice properties, but falling when it comes to the HOA not allowing it, or just not able to get ahold of the HOA in general. 

Consider adding some family-friendly amenities...4 square, Giant Jenga, a sturdy poolside basketball hoop etc.

You would want to look for a NON-QM lender or a commercial lender as they would be the ones that would likely be able to finance a property that is not able to get conventional financing. 

If I am not able to go then I ask my group of local tax sale buyers if they can check when they go.Point is that, YES you should take the time to research those liens and read your state's constitutional law on how liens are handled with tax sales. 

Are you going to warn all potential buyers that all the other bathrooms may have giant voids under them?

But for all you realtors out there, if you're not able to do your job and sale a property, don't worry, I'll sale it for you once the seller has given up on you coming through.