Based on the court foreclosure documents, there are automatic silent liens of estate/inheritance tax from the NJ as well US.

Fenwick would be great due to taxes but good properties that cash flow are few and far between.

Your PMC is recommending the path of least resistance, because mold claims could be VERY expensive.Also, many insurance companies will NOT cover mold issues.So, call your insurance agent and see if this will be covered or not.At the same time, direct your PMC to get a professional mold test done to determine if there actually is a problem or the tenant is mistaken or exaggerating. 

@Ned Carey So in order to clear the title you have to file a Quite Claim?

Also, be cautious with wholesalers — they often hype their numbers, so it’s essential to verify their claims independently. 

What tax purposes do you have?

Make sure to look into supply, insurance, taxes, etc. if you invest there.

I'm in the Rent Tahoe Nevada market and we are a landlord friendly state with low taxes.

If I give her notice for October she may claim an automatic renewal and I don't want to renew.

Your real estate attorney can assist in drafting it, but the buyer can pay the taxes and insurance and have rights to the property, but if they don't pay, it will make it easier to recoup the collateral.