Then i got the credit report  .... 550 and she had 8 FTPR in the courts ( failure to pay rent)  she neglected to list those past adresses DECLINED

95% of probate files (in CA) have an additional court-mandated probate form titled Duties and Liabilities. 

Now at the court house doing my due diligence.

If an appointment is made, I go online to local court records ("prequalifying") to get an idea who I might be meeting (You may not be 100% certain until you get their photo I'D number).

@Ethan SpielvogelAs a general rule, you would want an LLC in the state where the property is located to be able to make any legal action in court (eviction for instance).However as some states have week asset protection statute (the charging order is not the sole remedy), you would then need to have this local LLC owned by another LLC in a strong state like WY.Now because you are located in CA, you are subject to the CA regulation that will force you to pay an expensive local franchise tax on your out of state LLC.

Here in Hawaii I can’t find anything on the county courts webpages for public filings and the Star Advertisers listings don’t allow for historical data pulls, at least from what I can see.

Take them to court. 

However, there are court cases around the country that back up my side.What you have when you put a house under contract is just a contract (not a house).

I know I have to declare the interest from payments. do I have to pay capital gains when the house sells.

Unfortunately, the landlord is one of the victims in these circumstances.Rather than take the person to court, which can take four to six weeks,we work with the landlord and the tenant to find a solution that everyone can live with.Sometimes, this might mean letting the tenant out of the lease early with a penalty.