I also recommend that you get familiar with your title company and their procedures.

Since the house was built prior to 1978, you will have to have certain procedures in place to eliminate the old paint chips.

But to call it tax evasion is false and reckless and exposes a lack of understanding of the specific statutes and subsequent decades of case law in sec 1031, Rev procedure 2000-37 (the safe harbor reverse exchange), rev procedure 2002-22 (Tenants in Common syndications), Rev procedure 2004-33 and 86 (Delaware statutory trust), and all of the various regulatory guidances we have for using 1031 exchanges in conjunction with personal property, vacation property, primary residences, retirement, and estate planning etc.The 1031 has for many decades been the  method of deferring tax on the sale of investment real estate. 

They are usually very helpful in outlining the specific local nuances and procedures for the entire eviction process.

My standard procedure on a flip if the pool needs any kind of significant work I fill it in if it's perfect in pristine I leave it.

In this way if you follow the dates and procedures to the letter, you can evict in about 60 days or less.

A probate auction, a trustee sale and online or live auctions companies while all auctions are very different in procedure, rules, etc. 

It is prohibited under Section 8 of the federal law "Real Estate Settlement Procedures Act" (RESPA) according to what I found online.

If not, boot him because his criminal history does not coincide with MY company policy and procedure which prohibits anyone convicted of a sex crime.If he does have a lease, I would ask my attorney if the negotiations could include the current owners getting him off the premises.  

In the absense of knowing who the lender is, it's difficult to determine if what you are experiencing is SOP (standard operating procedure)---I work with investors that will issue a POF in 24-48 hours with min. information on the borrower/property, while others take longer as they quantify the merit of the deal.