Luckily you have some options however I want to address the insurance angle.

So I found a potential short sale and gave him the address, turns out it was listed and the owner didn't know and I didn't check because I thought he would know.

hello Team,I recently evicted my tenant from my apartment and i was also rewarded the 4,400$ back rent the tenant owned me, now the tenant have moved to a new address that i do not know, which make it hard to take her to court to collect the money owned, i live in Worcester,Ma I have a feeling that she still live in Worcester,  the question is, what are my options at this point to collect the money?

Is that a concern? 

@Peter Callahan One of my concerns about recommending others is that if things don't go as expected, the blame falls on me for having made the recommendation.When a client needs a tradesman to do repairs, I tell them that I've had good luck with Home Advisor (which I have).  

But my concern would be people trying to find an angle to sneak pets into a rental.

Maybe it's harsh of me to say this, instead of "godspeed" - but it is the reality of this business.Once you get going and make some money - then is the time to address entities and taxes.

I'm concerned that it might be tree roots growing into the pipe.

would like to acquire and rehab the property to force appreciation, but don’t know how to address it with the tenants.  

As a side note, I have some concerns about rehabbing a house and then turning it over to tenants for a few years and then expecting it to be ready for sale.