Sent tenants my letter and they got an attorney and then made an offer to settle for about 25% of damage.

Yes , we do a mortgage and promissory note for each deal to protect them- but the attorney prepares that included in her closing cost. 

Disclaimer: While I’m an attorney licensed to practice in PA, I’m not your attorney.

They have no clue and have an attorney that is apparently no help.

I'm having bad/no luck finding investor friendly attorneys in CENTRAL NJ.

Most banks will have a product available to serve as an escrow account.Disclaimer: While I’m an attorney licensed to practice in PA, I’m not your attorney.

The bugs have had 107 years to munch away.I strongly suggest that you include a home inspection contingency in your offer to purchase.I don't know how sharp these sellers are, but I also strongly suggest that you have either a good real estate attorney or a Realtor represent you in negotiations. 

Maybe even try a real estate attorney, I prefer working directly with them vs a title company anyway.

Professionalism - Obviously, all monies get handed off to the title company or attorney that is closing the deal. 9.

I'm not an attorney; I will say though, at the end of the day, treat it like a business.