Typically possession happens at closing (like John mentioned, there are options in the contract that can be negotiated on for possession to happen prior or closing, but that is agreed upon when the contract is initially ratified).

So unless an agent is savvy enough to get the document executed prior to a problem, EM can be a pain to get.Regarding your situation, no one will hunt you down.  

If so much of our strategy depends on buying with good margins and doing a cash out refi, I need to properly understand income based appraisals and what to expect on the value/project a correct value prior to purchasing.  

The property has a section 8 tenant that is mo. to mo. and seller is willing to evict prior to close.  

One of the specific items that was suggested to be included in the assignment was a clause indemnifying me from any claims/damages/expenses/liabilities that occurred prior to me purchasing the property and the leases being assigned to me.

You can open your SD IRA at any point, just as long as it is funded prior to investment date.  

Prior to this I make 2 appointments with them discussing the sale of the property.

Prior to purchasing property I was not aware of the additional expenses that should be considered based on various investment rules / gut checks and having completed the purchase I am looking for feedback on the deal and am looking for opinions in regards to if this was a "good" deal or not. 

House is 1489 SF 3/2 home built in 2003 shows to be worth 145,572 but might be a window to acquire for $100k prior to repossession.Thinking of trying to work this deal and keep the wife in the master at 650 with another known renter at 500 and a third at 450 with me paying the utilities and no lease agreement.

Point is, you never know just how long they have been dealing with issues prior to the NOD.