You must also get the contractor to have their insurance company or agent send you a certificate of insurance naming you as the certificate holder; do not accept a copy of an insurance certificate directly from the contractor.

My "program" advanced payments to the owner/note holder, they payment made then became mine so I was due any late payment or bad check charges.Negotiate it and come to an understanding before you set up management. :)

Bathrooms get outfitted like people live there...shower curtains, towels, soaps, toothbrush holder, lotion dispenser all in coordinating color scheme.

The other deals are going to be to close to the auction to get the deal done or there might only be one Lein Holder that does not want to budge...

And the HOLDERS   hold on to the asset long term, for a smaller, yet easier income.

Are all the tenants Section 8 voucher holders (likely indicating a premium over the general market rents for the area), or just some (indicating that rents are more in line with the rest of the area as folks who are more price sensitive will rent there). 

You could get a student visa but would limit you to 20 hours of work a week.

Here in California, the escrow company is the independent third party that gets the payoff information from any existing note holders and holds all signed documents in escrow (signed reconvenyance documents as well as the new lender's documents) until all funds are received from the new lender or the buyer to completely balance out the refinance transaction.  

In addition buyers must pay an assumption fee and the debt holder’s counsel fees and costs.

Most agents who would let their sellers sign a contract at your "smoking deal" price are just dummies, verified by the fact this agent did it with no POF, dummy listing agent mistake.I'll also go out on a limb, but probably not very far, and guess that you have no idea how many lien/judgement holders there are on this property as well as who they are.