We did speak to a real estate attorney and since our purchase price was about 18k over the final judgement amount for the mortgage foreclosure, the HOA is entitled to that overage.

Finally, join the local Facebook groups for Mesa neighborhoods and look at the last few years of contractor recommendations for window installations.

I don't want my 45 day/180day clock to start until tenant makes 2d (final) payment. 

Wondering if there was a structured way to make an agreement with a seller, hold it for 3-4 months during rehab after agreeing upon a price, offer some percentage above that based on sale as a carrot, maybe upside based on final price.

I also would periodically contact the tenant to see if they had any updates.... and thankfully  I finally heard that the govt will pay this tenants rent til jan 2022 - when I will actually get the money is a different story but at least the said they would pay it. 

Or if the client is trying to sell a mixed use asset like a convenience store restaurant or motel, they will frequently try  to negotiate higher allocation to the land and building and a lower allocation to the FFE (fixtures and equipment) since only the land and building can be included in a 1031 exchange.When and if you finally sell without a 1031 exchange a higher land value can certainly be a huge tax mitigator!

Finally I'd try my best to incentivize good tenants to stay.

I'm super excited (and super nervous) and I'm glad to finally take some real steps on REI.

I struck a deal with my wife, she would read Rich Dad Poor Dad and I would finally read Harry Potter.

Melissa you hit the nail right on the head with that comment!