If marketed properly this is a gold mine and I’m sure that while it will take the “right” buyer it shouldn’t take too long to find one.

I'm fairly confident the judge will evict, it's a fairly open and shut case, proper notice was given in August and September.

Recently I have been looking at investing in a syndication deal but that's a whole other conversation and I think I need more time understanding how to properly vet sponsors.

I feel that my client was not properly represented. 

It’s a diamond in the rough when you can find a solid tenant for 6 years. 100% occupancy for 6 years is worth its weight in gold.

(Afterwards he went hiking close by me in the mountains) He was thorough and knowledgeable and explained to me that while half of my system was used up if I fixed what was going on with it using a regular septic company it should last another 20-25 years because it would begin functioning properly and the full side would recover partially and be somewhat usable to work in tandem with the other “good” side again.

if repairs are not made or the COC is not obtained in short order you can lose the rent as well.Hiring a lawyer is a waste of money at this juncture and you should put all of  your resources into fixing this home up, getting the COC and do things properly. 

That's a very interesting point about the price of the home making it harder to BRRRR properly; that's not something I would have considered, so I greatly appreciate the input!

My first filter would be comparing the cap rate of the property [this is basically the operating margin of the asset] with your weighted average interest rate [ for example if you borrow $80k @ 3% and $20k @ 9% your effective interest rate is 5%] If your effective interest rate is higher than your Cap Rate, the investment doesn't make sense, at least in the short term.

Then the most important thing to me is proper conveyance.