Standard contracts have some language dealing with these issues, but is often too vague, or provides for options.Things I already knew but came up:#1 You have to be able to verify who is living in the property, which means getting leases in time to verify them.

Make it clear that their failure to perform inspections enabled the problem to worsen and they are therefore liable.If they refuse to pony up, you can file a complaint with their Broker and then the real estate commission or whatever your governing body is for California.

Personally, I never really have vacancy, although we under write for it & plan for it at ~5% of Revenue ( bank standard here with my bank ) we have yet to have an apartment sit vacant.

Typically you would start with a complaint filed with the local police and they should be able to help escalate it.Good luck.

Not necessarily looking for a CD that locks up money for 24/36 months, but rather a fluid account that yields better interest than a standard money market that gets 0.02% interest.  

In 2015 the person that won the bid during the tax sale performed a quitclaim to release his interest back to the original owner.Between 2008 and 2015 the person that won the tax sale bid had a civil judgment and a tax lien filed against him.

https://www.azag.gov/sites/default/files/sites/all...If you're still unsure, your best bet is to speak with a local tenant/landlord laws practicing attorney.

This is the one I based my SOW on: https://www.biggerpockets.com/files/user/drobertso...

If you fail to take exclusive possession of property within three years of the tax deed, or at least file an ejectment lawsuit against the taxpayer within that time, you lose all of your rights. 

You could file a lawsuit.