There are some options that still do pop up on mls. 12south is out but other areas woodbine, outside of Germantown, west Nashville, etc. still plenty out there just need to keep an eye out

For some strange reason one MSA might pop because of a new employer or hedge fund buying in the area.

I've even found them popping up through the floor.  

I think you're right here this lawyer sounds very manipulative and it sounds like they've done this before or they're using heir law degree to intimidate mom and pop set ups to get their own way.  

A home pops up today.

I would pop the broken tile, replace, clean grout, reseal.

As a child growing up with mom and pop landlord, I reminded him that my siblings and I spent countless days and nights doing our homework, rehabbing,  getting up to go to school the next day, cleaning up after tenants, fixing faucets, unclogging toilets, calling locksmiths, getting ready for HUD inspections, collecting rent, writing receipts, and leaving with the check or cash payments (along with the receipt book in the basket at the front of my bike) and going to court with my Dad to threaten evictions.

I don't do inspections in California, but for $2k a pop I'd almost move ;-) That said, the house would surely have to be something ridiculously huge with an Olympic size pool, dive tank, 87 zone sprinkler system, and possibly its own power plant for me to even imagine that type of number...

Also, something I just forgot myself which was mentioned to me when I first joined - When replying to someone, use the @ symbol and start typing their name and their name should pop up.

This fall a property popped up in the local classified ads and is located 1 mile from my house.