Auction.com handles foreclosures too... and likely H&M as well... so this is dangerous water to wade in without experience.Absolute first step is to learn how to access all necessary public records in order to conduct a basic title search on your own.

Have your attorney do two things simultaneously: (1) draft a letter to the tenant called "notice of termination and demand to vacate" and (2) file an unlawful detainer suit seeking possession and, if possible, damages. 

The building already has water damage to it and needs work. 

@Will Gaston made a great point about curtailing the damage that has already been done.

And it now protects me from further damage. 

Anything that gets damaged beyond normal wear & tear comes out of the deposit.

Did they miss the water leaking?

Most Wholesalers dont allow assignment of contracts because it just creates complications that can result in problems that can get the sales person (in my case we are all licensed by the state) in hot water.

I also need the typical cost of things like Lights, Gas, Water.

We also addressed the painter living there (he handled it) and set expectations that he would replace any damaged carpet at no charge.