That being said, you really, really need to know your state and local laws so that you don't make a procedural error.

I have purchased from HUBZU and represented clients on purchases through HUBZU - it isn't a scam, but the properties in my experience can have ridiculous reserve prices - The email you received is standard operating procedure - they send a "buy it now" second chance email after the auction doesn't meet the reserve.  

Lender - advice you to select a lender with verified 203k experience; the lender is the quarterback in the process, controlling the rules, paperwork, processes, procedures, and if the lender does not have sufficient experience with the 203k, your entire process can look like the Cleveland Browns on a Sunday afternoon. 203k Consultant - the lender is responsible for selecting the 203k Consultant (refer to Lender paragraph above); The 203k Consultant determines the scope of work and pricing for the project and inspects the completed work.

How was the procedure?

Either way, both are relatively simple procedures.

What is your check out procedure for guests?  

Exact procedures vary from county to county, so I recommend attending an auction ahead of time to see how it works.If you do buy at the auction and they're still there, you may have to evict to get them out.

It requires training and understanding of the laws and lender procedures.

Once you call the probate court, you will know what their procedure is for getting them in your city.

Seems to be standard operating procedure, though the large PM companies (perhaps 300+ units) do in fact hire their maint. people, and some of the smaller ones still do as well, of course.