Only to find themselves with a tenant living in there that THEY NOW HAD to do a JUDICIAL foreclosure to get them out because of the recorded lease..

A judicial foreclosure almost always will come with a sheriff sale, whereas non-judicial foreclosure usually involves a trustee sale. 

This is far too complicated to deal with in a brief response or two.Bluntly, you need professional help to do legally what you want to do.

I don't know a lot about the situation however it sounds like the rehab isn't that complicated.  

What I neglected to mention there is that getting such a non-paying occupant out becomes more complicated than a normal eviction; a foreclosure process might have to be followed.

I was taught "A confused mind will always say no" and it's true, if you get too complicated they tend to freak out and run away.

BC typically relies on judicial foreclosure and since there is a mention of a court date, it sounds more probable you are looking at a foreclosure.As a general rule we do not engage in "bidding" on a property {we've never bought one at auction} ... we set our price {range} based upon our analysis and simply will not pay more.

The BK file is public info at pacer.gov.I think most foreclosures in GA are non-judicial as it's a trust deed state?

EASY RUBS Billing: Before you state that it's complicated b/c Water isnt usually separately metered: No problem.

Use an MLO it's not that complicated