Most lenders require minimum 25% down, but I am particularly interested in 20% down so my cash isn't all tied up and I can use the extra cash to deal with contingencies.

Then its not really a 2 unit or extra apartment in a single family.

Again, we are not JUST buying the rights, as I know that is an issue in many states, but we would purchase the property at auction and then pay some extra to the owner for them waiving their redemption rights. 

To be extra safe, consult a local real estate attorney.If you truly can't assign the contract, then form a relationship with a transactional lender and just do double-closings.

Then once The tenants family gets his crap out I get them to sign off tenancy and all possessions that day .I then clean up and burn or throw out anything left .

I have funds to do a few deals but don't want to be burned again and have my funds tied up for 3-5 years without any income. 

Mostly because of the lack of comps and the extra building on the property.

In Philly, that'd be an extra $2k.

I have an extra basic ticket ( they will send to me a couple days before the event) .  

So give yourself extra time to get the contractors estimate and work through that process.