Primarily, I would like to have the service automatically add a late fee to the rent after a certain date and time (24 hours after rent is due).

I dont want any homes that are on the auction block I want to get to them before the auction date. 

Worst case you'll have to drive to your county office to search their computers for the notice of trustee's sale, notice of foreclosure or notice of sale document (the name of the document depends on which state you live in).This notice typically includes the homeowner name, address, date of auction, principal balance of the loan (or judgment amount), auction location, lender and attorney names.Good luck Newton! 

One included a 15 day closing date and us providing them 5K moving costs. 

If you are unlicensed, you may work with her BEFORE her first missed mortgage payment is X days past the due date.  

Most contracts will have language similar to "Seller will provide free and clear title as of the date of settlement" There may also be language that says "taxes, municipal bills, water etc will be adjusted as of the date of settlement" read the contract you use and understand what it says. 

For those that have, let's say Florida, every default date on an on-going basis through the amortization is serving as the base to start the clock.  

With my deed in hand to meet this person in my house and she pulled out court of papers for a court date  a month ahead on her appeal.

Simply call and confirm your lunch meeting (or schedule it or change the date .... any excuse to call).  

Reasons to sell; taxes, maintenance, neighborhoods maturing, home plans and amenities become dated and updating may not be viable.