You have a legal obligation to know the law.Having said that you should have file your pay or quit notice immediately upon rent being late.

If the house isn’t in financiable condition I would recommend going the hard money route to purchase. 

The former requires examination of financials and the latter requires involvement of a real estate lawyer.

I’d market it with the financials, so a newbie investor can look at it and salivate over the $xxx month!!

What saved us was a financial report showing we were way low on percent of units that paid their maintenance dues. 

New update on the BH&J Rent vs Buy Index. https://business.fau.edu/departments/finance/real-estate-initiative/bhj-buy-vs-rent-index/bhj-summary/Interesting to note that most major markets have officially crossed over, where renting your residence and reinvesting what you would've spent on a home makes more financial sense than buying.

I want to achieve financial freedom and retire early by owning rental property and doing flips.  

Paid off the note, put 26k in our pockets and the second house is now free and clear.So, we got all of our money back, plus about 44k, and instead of 5 houses mortgaged, we only have 4, and another one we can do some financial maneuvers with in the future.edit..

I can't get a job until I graduate but, I am pretty damn confident in my financial and investment plans for the future.

Unfortunately, this is almost never the case with financial planning.