I'm pretty sure I can proceed with sending a pay or quit notice and assess the late fee of 10% of the rent, but just need a stupid check.

There are several things to look for when finding someone to properly and professionally assess the property.

This did not include any special assessments that may pop up from time to time.

And note: infill houses in established areas of development is a pretty safe bet, but when you start getting into multi-units (more than 4 units), I would highly suggest you do a needs assessment and run the numbers on ALL aspects that will affect your true Net.Now get to work!

Landlords that do not know the regulations should be put out of business.Second assess the true value of your rental property to discover if in fact it is a descent candidate for a rental income investment.

I am on here to learn and progress. if you have any advice for a newbie coming in I am completely open and would be appreciated.

From a first-time buyer, make sure you compare what the township's assessed value of the property is with what the asking price is.  

The question is Why is there no progress: has the owner been approved based on his financials, has the bank done their BPO yet, are there junior liens that can't be negotiated out, etc.  

I would like to start with wholesaling and Co-wholesaling, then progress to more creative deal structuring. 

Worst case scenario the condo hits you with an assessment, the market tanks, and you lose many tens of thousands of dollars.