Buyers are not experts and in the eyes of the court need protection. 

Had a guy call me from a bandit sign,  and said that he has a house he doesn't want and he was wondering if I could buy it from him....as the conversation went on he proceeded to tell that he couldn't even give this away to a neighbor or habitat for Humanity....He will take what ever....but even at that this house needs alot of work and its not in a very good neighborhood.....what should I do?

New Federal Court house about to break ground.3.  

However, hard money isn't cheap and you already said the deal is rather thin.How about sharing the ARV, rehab and purchase price here and we can help you figure out whether to proceed?

In Louisville, you can go to the hall of justice on Jefferson and go to the small claims/evictions clerk's office on the third floor and ask them which courtroom landlord tenant court is happening in.

I am looking at a house that is about to be auctioned off on the court house steps.

I am looking at a house that is about to be auctioned off on the court house steps.

You can represent yourself in court, yet trial lawyers have not disappeared.  

•Before I started my inspection, he asked me to sit down and proceeded to make several confessions.- His lease is for himself and his adult son (a police officer), but for the last several months his adult daughter and her 5 year old child have been living in the home, and will continue to indefinitely

In order to defer all taxes you must purchase at least as much as your net sale (contract price less commissions and costs of closing) and you must use all of the net proceeds (net sales amount less debt pay off) in the next purchase or purchases.