It's low risk, minimal effort, and depending on where you live, possibly very little money required to get started.

We have discussed the opportunity of purchasing these properties under a land contract where he will require very minimal down payment but also be able to string out his income over a ten year process.

It is one of those markets that seems to have minimal swings, which is extremely attractive to a buy/hold investor like myself.

This offers minimal time invested.

That might be more appropriate if the work is minimal.

SInce we own outright, the monthly costs are minimal to carry it.

I agree on teh 3 day pay or quit notice & then start eviction process & can then offer cash for keys in order to minimize the loss.Perhaps you could also consider section 8 as well?...

What are some ideas that can help encourage the tenant to leave the place in good shape and to prevent or minimize damage done by a disgruntled tenant who is getting evicted?

Some brokers are minimal cost with no training or structure but usually much lower commission splits.

To be honest @Roberta if you are only hoping to get a 10% discount it seems like a lot of time, effort and risk to try to buy at auction.For that kind of minimal discount you should just have the Realtor find places that are priced about fair market and just throw out offers around 85% (to leave 5% to come up) list and you be able to get something that you can actually look at, have inspected and get title Insurance on.Unless you are looking to score a great deal I don't see any reward in going with an auction.