The absence of a lease didn't hurt us in that situation, although as I read, tenants rarely contest evictions.  

@Jeremy Cole, it will depend on your market but in my market the seller is usually the one that pays all the realtor fees unless it's a distressed property or wholesale situation. 

@Josh Bast, everyone has to determine their own investment strategy based on their situation.

I think those closing costs--at least in a situation like this--is a fool's wager. 

We already painted deck 1 1/2 years ago with same situation. 

I can only tell you want I would do if I was in your situation and ask you to be careful of your next move. 

Okay, enough of that.Now that you've had cold water thrown in your face and the cold reality of the situation (the potential to make a big mistake) has hit you, how are you going to react? 

In a SFR, you have to make a careful call.In a situation like an apartment it is a bit easier because you are dealing with a larger number of units. 

However the situation may have been created in the first place, most states recognize that a property owner has a right to be able to enter and exit his property – called the right of ingress and egress.

@Chad Swinford we are in a very similar situation.