@Jerry Hasts @Ivan Shao Good luck with the UC rent control and building department, to answer your questions, in UC 4+ is rent control and Even if they leave you can only raise the rent a couple of % (if the building is not registered then you have some wiggle room.

Usually when I have tenant leaving, they have to give me 60 days notice.

In my experience it is very rare that a tenant leaves a house clean enough that I would move into it.

I guess my only concern is how long it would take to hear back from them, if at all, regarding an offer.

There was another method you can use Being that you are dealing with criminals you may wanna see about your local police station serving the paperwork ( oddly enough many do this for a nominal fee) because this will really upset these guys if they see somebody that’s in law-enforcement coming out to the house and serving the papers. it will make them very nervous and they may want to leave altogether or comply

Would like to buy direct from other owner (No Real Estate Commission) with living trust money's but need to hold property in living trust not my name or get hit with high property taxes increases.  No loans or refinan...

Leaving out key facts such as the sellers could make a significantly more money to list FSBO or using an agent is completely different then getting into the minutia of how title and escrow works; or the intricacies of how a global supply chain and distribution network that was built over decades works. 

My concern is almost all investors know the same thing and are competing so fiercely resulting in very few good deals.Which brings me to  @Ivan Barratt.

Cabinets and countertops alone I'd put in the 5k range since we plan on a long row, an island, and peninsula, but I know a granite guy that will do all of that for 1400, so that leaves up 3600 for cabinets.

Regular landscaping/yard care (mowing, edging, trimming, fertilizer, weed control) will be provided by ____(check one)____ [   ] Landlord  [   ]  Tenant .For all Tenants:a.Tenant agrees to keep yards, walkways, patios and decks clear and to keep premises free of junk and debris.b.Tenant accepts liability for all landscape damage and/or replacement of such, if caused by neglect, abuse or lack of water.c.Tenant may plant the beds adjacent to their dwelling to their liking, but only with those plants that are of appropriate size and type for the beds.All plants brought or caused to be brought to the property by Tenant will be cared for by Tenant.d.Tenant agrees not to cut or prune trees, hedges and shrubs.This will be Landlord’s responsibility.e.Tenant agrees to properly dispose of all plant debris and agrees to not leave such on the property.f.Landlord will consider special Tenant requests for planting and removal of plants, shrubbery and trees, but reserves the right to determine the make-up of the landscaping.g.Tenant agrees not to grow marijuana on the premises, indoors or outdoors.For Tenants of single family homes only: a.Tenant agrees to mow, water, and keep the grass, lawn, flowers and shrubbery thereon in good order and condition, applying fertilizers and weed retardant as needed. b.If Tenant fails to keep the landscaping in good order and to follow these guidelines, Landlord reserves the right to hire a landscaping service at Tenant’s expense (after a 10-day notice to perform covenant).c.Landlord reserves the right to restore the landscaping to its initial condition, as it was at the time Tenant began occupancy, or if improved during Tenant’s occupancy, to the level of such improvement.