Buyer's Costs: Buyer shall pay one half of the Title company's escrow fee; all other recording fees; the costs of any survey and a ny third party reports ordered by Buyer (or its lender)

She's a third-generation note investor, done it exclusively all her life.  

Has anyone created a lease that made all parties jointly responsible, but allowed one to stay for, say, 6 months, and after the 6 months, the tenants staying for 12 months become the only responsible parties? 

A question I have is that if the purchase contract you use with the seller says "Seller agrees that the buyer 'me' may place signs and show the property immediately upon acceptance of this contract by both parties

Just move on with the new tenants because they may not find the third person that qualifies to your criteria and you might miss the other tenants .

This will tell you which position the foreclosing party is in.Is the HOA the plaintiff?

Due to the volume of business we give them we expect priority service and volume pricing.We are trying to get them to take before and after pictures of the job they are doing to be able to upload it in our portal so the owner can see what was done (that has proven to be a bit of a challenge with 3rd party contractors) our in-house maintenance team is required to take pictures and video of any job they do. 

Either one in a close proximity or out of state so long as it offers profitable numbers , the 'all parties win' opportunity.  

But you could not manage for hire, as a third-party manager, without a license.  

Most inspectors won't do an inspection without a 3rd party to protect them from the liability questions above.Also note that most standards say that home inspections are non-invasive so we aren't moving furniture, or tearing off dry-wall.