Hard money "asset based" lenders still require that you have skin in the game.

If I emphasize "you can leave whenever you want, just give me 30 days notice", such problems are reduced.

I would think same information above, send letter to the address, leave message/info with next door neighbor, lastly skiptrace (cost extra money).

I'll leave the list at that cause I could keep going.

His 89 yr old aunt lives in the property but will soon be leaving the property.

Start marketing yourself.Business cards are pretty cheap so you could leave a card, or if not a card, a handwritten note in mailboxes, with neighbors or in select places.

You must have skin thick enough to deal with that and not sweat the small stuff.

While I could list all the problems I have with this advice, I'll just leave it at, "I disagree with this advice."

I'm mainly concerned about buying at peak prices, leaving no room for appreciation.

I understand that these 21k should come from somewhere but not from my pocket then only this could be a "good deal".For tenants, here in India we generally do agreement with them for 11 months, after completion of 11 months they have to leave or renew the agreement for next 11 month.