Tenant said the flapper valve on the toilet sometimes stuck-she paid the bill and arranged things with the water company...but in this day and age I'd like to think the water companies would alert users if there is a massive and continuous spike in water consumption.

The foreclosure has several stages which can last a year or longer.

It needs be a property that is livable and qualifies for conventional lending but the projects are done in stages to where it's only slightly uncomfortable residing in a construction zone.

It's great insight since the tenants are living their normal life there versus a staged home.You may be able to talk with the tenants if they are there when you see the property.

A better question is what happens if the SELLER can't close in that scenario.Accordingly, many assignment fees are paid in 2 stages... 1 at time of assignment (often into escrow) and the balance at closing.

Negotiations are in final stages of contract edits between the attorneys.  

I can certainly relate to your "analysis paralysis" stage of investing!

Can you imagine taking the time to find a new place, pay the despair, set up utilities, arrange for a moving truck/company, packing and unpacking everything, changing addresses everywhere, etc etc etc.

I am trying to be understanding since this is a difficult time for the family and they certainly have many arrangements outside of the sale of the house to consider.

If the tenant does not pay and doesn't make a payment arrangement with you, then you proceed to evict like any other nonpaying tenant.