I found the county criteria which reads as:"Property must be minimum of 1 acre, meet the underlying zone district, have adequate parking, meet the requirements set for by the Wildfire Hazard Overlay District, have valid water and sanitation, have legal access, use the primary dwelling unit, be free of violations, and have no substantial detriment to the intent of the Zoning Resolution."

If you are going under contract you should have the ability to close, even if you don't possess the intent.

I realize that once someone creates a letter of intent they can start on the due diligence phase to learn the financials, physical, and legal but what else can I learn about a property before making an offer? 

There wasn't a firm decision that he made at that point in time, hence things were undecided and unsettled. and not at any point in time, Tenant sent a written letter of move out intent/notice until recently, mid-August '24, when I got the first written "move out notice" from him via "email" that he ll vacate the house on Sept 01 and that the payment will be left on the counter.

Thanks for the advice  @Will GastonThis is my first house and I hope to be in real estate for the long haul so Ill take your advice! 

Now buyers have to potentially pay for their agent: they will be a lot more intentional in picking an agent who they believe is a strong negotiator and brings a lot of value. 

This is a great example of how some people are too inexperienced or ill-suited for managing their own rentals.

(I bought it for the land with intentions of removing the trailer and building tiny homes on it to air bnb) I understood that I was responsible for any back bills or liens associated with the properties, I was ok with that.

I don't anyone is doing it to be intentionally misleading, but it is a very important part of the conversation.

With the 1031 exchange you must purchase property that you have the intent to hold for productive use.