There should be a provision in your lease about "Abandonment" giving you the right to gain possession if its vacated without notice.

Need to find out if they are seperated or divorced, if any on them signed their name off the deed at one point, or one possessed a Power of Attorney over them at any time and that is why only one came up.

is he in foreclosures or tax salewhy he is selling, make sure you get the real reason (often the seller will tell something that is not their real motivations, you need to dig to get the REAL reason he is selling)what's the rent, what do the leases look like, how long have the tenants been there, when does the lease expire, what type tenants was there in the commercial space  (their business)what is the highest and best use of the property, can the zoning be changedwhat's the potential for a change of usewhat is the condition of the apartments, are they quality tenants, how long therehow much contract candy (incentives) can the seller provide; seller financing, can add (stuff - a car, truck all the good stuff in the buildings, contribute cash to buyer at settlement, possession with a delayed settlement, principal only payments on the seller financing- that is no interest)After I feel comfortable with his answers and I feel he is being truthful with me and that I understand the property and his motivation I may consider making an offer.My problem is that I am involved with his problem and I don't want to make a mistake!

@Arnold Finkelstein, if you want to eventually end up with the real estate, contact the taxpayer by regular and certified mail, advise of the tax sale, demand they either vacate the property or redeem or surrender possession to you or sign a lease with you. 

Assuming a quick foreclosure and writ of possession within 6 months, would give total expenses and holding of say $5K.

CompE degree working full time in possession of cash looking to retire much earlier than the rest of America.

I found that odd, since if there were deals made not listed on the lease- it would be good to know about them before taking possession.

Buy it, wait out the redemption period (if it hasn't expired already as there's a chance there might already be a lien against the property for back taxes, seasoned and ready to be foreclosed), and take legal action to get possession of the property.Here in NJ, tax liens are superior to 1st (and junior) mortgages.

But I cant show it or get pictures in its current condition, plus do I have the right to access the property to show it, or get pictures, or are they still in possession of it, requiring advanced notice?

You can then make the bank an offer before the bank is even aware that they have taken possession of the property.