I can't count the number of foreclosure sales I've attended that had short sales under agreement, short sale approved, just waiting to close and the bank slammed the door on it with a foreclosure.Because MA is a non-judicial foreclosure state and the banks are not required to disclose anything about the pending foreclosure, other than the public notice, it's nearly impossible for a short sale agent to know the status of a foreclosure and how much time they've got to get the deal done.

Feel free to include the geographic location in your answer, and / or building class type (A,B,C).I'm still noticing some investors expecting 12-15% in the midwest for average / B properties, for example.

At least that has been what I have noticed recently.  

I have noticed that many of the listings discuss having a lead paint certificate.

If you want to keep the tenant, tell them that things need to be cleaner, and advise them to buy poison or something for the mice... then reinspect.... maybe every other month for a while.If you don't want to keep them, give them a termination letter with proper notice. 

They are pulling the floor lower in two corners and when you look at the outside, they have a noticeable lean.

For example, if you read the annual report of American Homes 4 Rent, the largest single family public REIT in the country, you will notice in the management discussion and analysis section that they mention they don't reach scale until they own hundreds or even thousands of units in one given city.

We just noticed that the unsavory neighbors that were there had a giant garbage bin in the driveway one day, and it was filling with junk.

Ive noticed multiple cars being parked, exceeding the limit, and two other occupants there on a daily basis.

In your contract, you need to have the seller give the tenant notice, and get them out.