To the south is Mexico, to the west is the Pacific Ocean, to the north is Camp Pendleton then OC, to the east it quickly gets harsh.  

In my opinion- If you are outside of the due diligence period and the seller has committed to repair all of the damage and replace everything that has been stolen from the property then the seller has the right to keep your EMD. 

If it is because the tenants are not home, then you need to arrange to be there.

U charge the buyer a fee then ? 

Then you can read a more in-depth book like The Book On Rental Property Investing by Brandon Turner or The Unofficial Guide to Real Estate Investing by Spencer Strauss.2.

If the redeeming party failed to pay the money into court when they filed the lawsuit, then the one year did not stop ticking down and now they can't redeem.

Then, find a mentor doing what you want to do.

The idea of using real estate professional status and then protecting those assets in an LLC which is owned by some other more fancy asset protection structure is nothing new.

With the rates at what they are my thought process is to do the deal in all cash then if rates drop do a cash out refinance.

Then you will have a 10ish min quick walk through the property and if his pictures matches the reality and you don't see anything abnormal, then after you sign with him assignment agreement and you put nonrefundable deposit and close in about whatever days you agreed on(usually up to 10).