After collecting payments for 15 or 20 years the operators/sellers/contract for deed holder would claim many payments were “missed” and take possession of the property by eviction, and then sell to the next sucker.  

I personally possess a substantial number of properties in both the Cleveland and Columbus markets.

Real Estate Activities Requiring LicensureIn Florida, it is unlawful to engage in the following real estate related activities for compensation without possessing a real estate broker’s license or sales associate license.Advertising or marketing another person’s timeshare or property for compensation.Auctioning or attempting to auction another person’s property for compensation.Buying or attempting to buy real estate on behalf of another person for compensation.Listing another person’s timeshare or property for compensation.Operating as a real estate broker or sales associate without a license.Renting, leasing, or attempting to rent or lease real estate on behalf of another person for compensation.Penalties for Unlicensed Practice of Real EstateThe crime of Unlicensed Practice of Real Estate is a Third Degree Felony and assigned a Level 1 offense severity ranking under Florida’s Criminal Punishment Code.If convicted of Unlicensed Practice of Real Estate in Florida, a judge can impose any combination of the following penalties:Up to five (5) years in prison.Up to five (5) years of probation.Up to $5,000 in fines.Defenses to Unlicensed Practice of Real EstateIn addition to the pretrial defenses and trial defenses that can be raised in any criminal case, specific defenses to the crime of Unlicensed Practice of Real Estate are:For Sale by OwnerA person who personally owns real estate or a timeshare may sell, rent, or dispose of the real estate or timeshare without being licensed.Likewise, a person may buy or rent real estate for them self from another person without being licensed.I HAVE NEVER SEEN AN UNLICENSED BROKER THAT WAS NOT VIOLATING BROKERAGE LAWS.

I have my PM do move in/move out inspections and the tenant still has to fill out an inspection form within one week of them taking possession.

My main goal are to ensure that I have proper reporting in the event of a default to ensure I have no legal issues regain possession, and of course have an advocate to collect payment. 

If that is the case, follow local laws for obtaining possession of the unit and then secure it tight against re-entry. 

You need to know how to buy.Don't get into a bidding war, don't go above your price, WALK --- there will be another auction tomorrow.Try to get immediate possession If the property is vacant - time to fix up and flip or rentStart settlement immediately, call your title company.Read the auction contract before biddingUnderstand all your chargesAdd in to your cost; commission, settlement cost (both sides), holding interest cost, title search and title insurance, insurance, repairs, taxes to be paid in advance.No sale?

However, if in fact the tenant has not taken possession of the balance of the deposit then the landlord will be held to the 3 X penalty.  

When they moved, I had them sign a "Release of Possession" that released all right to not only the house, but to all remaining personal property. 

Turnkey will be more expensive since they typically have been rehabbed and are ready for immediate possession.