All current tenants will need evicted, and will probably be stubborn about leaving.My max purchase price if bringing my own financing would be 110k - 120kbeing subject 2 I suspect I can offer more so long as the net income covers all the costs and leaves some positive CF.

Since I never go to a closing, most title companies just email me the docs and I overnight them back aside for the stubborn few who insist on the mobile notary

Don't you just hate it when you've waited years to get back in the game, and the market still stubbornly rises?

I think my biggest fear with this isn't failure, (I'm to stubborn to quit), but it's not being knowledgeable enough to handle basic scenarios.

What you have here is at least 3 overly stubborn people involved in this deal so it isn't going to happen.

The lender is pretty stubborn.

because my whole family is in the area -- and my dad might stay there as well (I'm trying to get him to, but he's stubborn and may not accept the help -- family, y'know??). 

Yes we're stubborn, but even if we broke even, what has been done most cannot do.

I have heard many stories about stubborn sellers eventually breaking down and selling to people they have been in contact with for months or years.

I agree with @Nathan G. and would just reiterate to the tenants that despite the stubborn stain, the carpet was professionally cleaned prior to their move-in.This is a situation where your leasing procedures and lease document can either protect you or sink you.