What is the lease for the tenants, you won't be able to kick them out if they still have a lot left on the lease, some loan types have requirements on you occupying the property within a certain time frame to get an owner occupied loan..may need to write it in the contract that they get one of the tenants cash for keys to break their lease early, etc at closing.  

Funding sources besides our own cash is getting completed.  

No unfortunately not, if your main source of income is active real estate investing and doing numerous deals per year, then its considered income.

I will definitely try list source, and hud.

Adjusting to the market and finding your advantage is key.

This unit is in my price range, renter in place, turn key.

How far back do you all source probate lists and also tax default lists.

The key is inventory, a simple matter of supply and demand.

Please post your source.

So make sure your option money is enough to pay for a foreclosure in case you are forced down that path.Now if the tenant leaves willingly or you do a cash for keys instead of an eviction then you can avoid a possible foreclosure.