If they don’t renew, I have no doubt you will be able to get someone else in.

The down side is higher rates and a (typical) 20-year payback period.I doubt hard money is the way to go.

No doubt there are hundreds or thousands of BP investors who already know this trick and can probably attest to it and add to what I'm saying, yet I think this bears sharing...There are actually quite a few tips for effective response rates when it comes to direct mail.

It's doubtful the previous property owner would do so because they'd only be adding to your equity position. 

I highly doubt 97% of real estate investors fail.

I have no doubt that both Title Companies would provide title insurance on this property if that is what you ask them to do because that is the business they do.No I do not have a title company to recommend for you to work with in MA, because I’m on the opposite end of the county.

There's no doubt that bridge debt introduces additional risk. 

If I were to expand on rehab needs I’d say the house also needs a 3’x10’ slab of cement to complete a walkway in the backyard, install a door to hide the water heater that’s on the movie room/garage conversion, and paint just for the new house look.

Seems like you have a bright future in front of you, I have no doubt you can have a successful career in real estate if you want it bad enough.

I doubt your lender would allow you to buy the home if the family will remain as I believe there are loan guidelines that may prevent it, but that may just be for relatives?