Aside from providing the basics (ie. listing tool to get the property published to 10+ major sites, scheduling tool to schedule viewings, tenant screening with comprehensive applications -- pulled reports from TransUnion, which include nationwide criminal background checks + credit checks + eviction history, digital lease creation tool, rent collection tool, and maintenance tracking tool), some services also offer your tenants additional capabilities which makes it an easier sell on your end when getting them to transition over (ie. their ability to report on-time rent payments to the credit bureaus; this can create an added incentive for making sure they pay that rent on time).

It does not release them from the obligation, but it also removes your ability to enforce it.

Here in Mass we have a bill coming forth that has folks freaking out a bit: MA BillIt forbids evictions and foreclosures essentially. 

@Kyle Perry Things are changing daily with the ability to cash out refinance space.

And the greatest opportunities tend to come in down markets if you have cash and/or the ability and fortitude to buy at the right price.

One thing I was told, which I have never heard of, that when the closing date says "On or About - DATE", that gives them the ability to push beyond the date with no penalty? 

So it depends (as always) :)In this market if the property comes with solid long term tenants that have the ability to pay (even if slightly below market), that's probably a good thing.

Want and ability are two very different things, sort out which this is before you waste a ton of time on details and logistics.A tenant that wants to buy a $300k house for $150k is not worth your time ironing out all the details, once they show you a preapproval letter for what you are willing to sell for then you can figure out the rest.

YUP its crazy the amount of money wholesalers spend on advertising and then have no ability to list the property and let a hot lead go.. 

Ability to raise rents 30-40% per unit.