We had the close date from the refinance on deal #1 and the close date for the purchase on this property only about 2 weeks apart (looking back this was definitely a little over-ambitious!)

I want to continue further down this path of real estate investing but I feel that there's an expiration date for me since the W2 will not always have my back.

Just because the bank set a sale date doesn't mean they've lost the property.

Here's a list of what we ask for in our LOIs and contracts:Operating financial statements for the property, including income statements, expense statements, capital expenditures, for the last two years of operation and year-to-date financial statements for 2020.Prior two (2) years tax returns and addendums for the Property.Current tenant leases, tenant correspondence, tenant credit information, tenant security deposit register, and delinquency report.Onsite staff payroll records to include salary, bonuses, payroll taxes, benefits, etc.Monthly owner statements and rent rolls for the past 12 months.Contracts, service agreements, and files pertaining to the property.List of maintenance all maintenance requests (complete and incomplete) for the last two years of operations.Real estate tax billings and assessments and other correspondence pertaining to real estate tax calculations at the property.Copy of Insurance Policy and claims documentation (loss runs).List of capital improvements and any and all necessary related documentation and warranties.All existing warranties and guarantees from architects, contractors, and material and equipment suppliers, all of which would be assigned to Purchase.Any existing environmental Phase I/II reports, engineering reports, soil, mold, radon, asbestos, hazardous substance, termite, or other tests, studies, or reports.Any existing appraisals.Itemized inventory of all personal property.Twelve (12) months of utility, water and sewer bills.Twelve (12) months of bank statements.Verification of additional income from operations including but not limited to application, pet, late, and other fees, etc.Copies of title policies, title reports, land surveys, site plans, deeds, or any architectural plans for the property.History of or pending litigation against the Property, its owners, or its managers related to the Property or the operation thereof.Such additional information, documentation, or access as Purchaser shall require

The bottom line, the lender who I was working on the refi is falling through and/or not doing what was told and keeps stalling on the dates. 

FIELDS Tax Map NumberProperty Location FieldsProperty Address, Property City, Property State, Property Zip, SubdivisionOwner Information FieldsOwner Name, Owner Address, Owner City, Owner State, Owner Zip,-----à Distance From Property ß----Property Details FieldsProperty Type, Acres, Tax District, Legal Description, Tax Value, Market ValueTax Details FieldsCurrent Year Tax Amount, Amount paid, Paid Date, Amount DueSale Details FieldsLast Sale date, Amount, Grantor, Grantee, Book,PageTAX STATSProperties with tax balance due $1 Or More = 15490$100 Or More = 13211 $500 Or More = 8478 $1000 Or More = 5587$1500 Or More = 3573$2000 Or More = 2404$2500 Or More = 1775

They send out an automated invoice where I select the number of days prior to the due date.  

I plan to collect first and security at lease signing and give the keys around date of possession (after proof of renters insurance, utilities check, final walk through etc.) but I don't know if this is the best option.If I collect first and security at lease signing (in a few days) and they don't move in for any reason.

I also know that I can't foreclose as long as their lien is still enforceable, which I believe is 5 years from the date of purchase, after which I think they lose their right to foreclose.

You can typically only get offences that occur after 18.Is this all you send of do you say open house on x date or try to schedule a showing?