The reports we pulled showed credit line items separate from rental/public judgement information items.

On that half...whenever it rains in Georgia for like 2 weeks straight, some water will seep through the walls on the parts that's ~2 feet below ground.

Writing into the contract that it's contingent upon a written agreement between you and the tenant on an acceptable move out after closing is fine, I would suggest finding a good local attorney to draft a stipulated judgement in that case and you may need to be ok with cutting them a check for a small cash for keys at move out.Other than that, cover yourself for any unforeseen circumstances.

My thoughts are it has been sitting long enough for the mold to move upstairs, and it were foundation related there would be more water after the heavy rains we have been receiving lately.Now, I have a 120k spread between asking price and ARV, determined by my realtor.  

These are rough, use your own judgement.  

@Perry IvyI wouldn't count on any particular investment structure or entity being absolutely lawsuit or judgement proof.

In Utah, if you are able to re-rent a property in 30-45 days, judges aren't very sympathetic to a few weeks of lost rent.What's more if the tenant challenges and prevails, you now have a judgement against you which may be reflected on credit reports and elsewhere.  

I would think that would be a judgement call, depending on a few different things.

@Nick Thompson My husband just did repairs on a home where the damage became apparent due to recent heavy rains here in Texas.  

Lis Pendens is to protect the Lender's interest in acquiring the property without further liens or judgements being attached.I know you have many properties under your belt and you are a PRO member and I respect that.