A large percentage of investors are managing them improperly, typically marketing and operating them like short-term rentals without realizing they are long-term rentals and long-term rental laws apply.I'm just trying to keep people from getting themselves into a pickle, but the masses don't seem to care.

Under the laws of most states, when a corporate entity is dissolved, until a court appoints a receiver, the business and affairs of the entity shall be managed under the direction of the trustees of the entity’s assets to undertake the acts necessary or proper to liquidate the entity and wind up its affairs.In the context of LLCs most state laws permit the remaining members (or sole surviving member) of a limited liability company or, if the LLC has no remaining members, the personal representative, guardian, or other successor to the last remaining member of the LLC to wind up its affairs.The title company needs to do its research and not resort to the "you need to reinstate the LLC" position that many default to.

There is water intrusion and potential structural damage, as detailed in the inspection report that I received from the seller.

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If they are not willing  to move out due to low rent, try to talk to them to receive cash for keys. 

If so, then you can analyze what potential income you can receive using that equity amount by purchasing a different property.

Basically, information received by their agents via a landline phone or fax, from a sister office or friend.

"Buyer to receive $5000 credit at closing, Buyer agrees to replace subfloor with 3/4 plywood, mildew resistant and sound proof flooring insulator"Obvious labor is expensive, What are your thoughts on this.. the actual subfloor is fine but its in the contract to install new subfloor anywaywith the "replace subfloor", could I install new 3/4 plywood over the existing subfloor which technically i am replacing the subfloor or do i need to discard the old subfloor and install the 3/4 plywood??  

Firstly, inquire about upfront fees, as reputable lenders typically do not charge them, and collects all fee's at closing.

Typically the total loan will be capped at 65%-70% of the after repair value.