@Rema W.Have an open and honest dialogue about how this is going to play outMake sure your tenant understands what the rules say and how they workDescribe in detail what happens when the requirements of the law are not metDo not let the tenant control any aspect of this scenario- especially if they have a record of late paymentsBe fair but firm

It also gave me a historical record with photo for that property and it's condition just prior to tax sale.

The first one can be the most challenging as you're building credibility and broker relationships - hard to go into it "brand new" but easier if you have a partner/coach that you can leverage their track record. 

Tax records?  

Granted, yes, the closing cost is partially dependent on the amount of the loan but its a small part since most of the title/recording fees are a set amount regardless of the amount of the loan.

He lost the house in December of 2019 when the foreclosure was recorded and the deed filed in the bank's name. 

Ask questions about their track record, their team, and what makes them unique.

(Near Universities and companies) I'm going to inspect the books/records of the condo association prior to placing an offer. 

Sales price/sqft broke multiple family record for the entire zip code at the time.

This home again broke neighborhood records at the time.