There's a lot of information out there for the latter, but the first two seem rather elusive, I bet since these are more personally-devised things, unless you sign up for someone's training.

But I would bet 1x in 3 you have used him he should have 100% proof.Does he?

Their habits continued to worsen over time to the point they were paying on the 30th of the month with the late fee.

If the seller wants something quicker than that, then private money might be a better bet. 

Personally, I always bet on the operators over the specific deal.

Usually there is some language in the lease saying essentially that they have seen the property and accepted that it is in habitable/decent condition. 

You can get a conventional loan (for an ugly but habitable property) and private money down payment / construction loan to keep your debt service reasonable.

Did the previous tenants have pets because if they moved in one day ago I am going to bet on fleas and you need to bomb the place. 

Investor clients are not the best (No loyalty and most of the time they dont buy either)Best bet is to contact a bunch of the bigger companies and get on their buyer lists.Check out Marcus and Millichap, Kiser Group, Essex Realty, etc..You can find more of these multi family companies on LoopNet.comPS - I am selling a 28 unit in Wheaton.  

@joel , im using none of thier money. and if i had listened to their advice i would never have moved out and grown my business like i have . so listening to them in most aspects isnt my style. they are well conservative people. i like to take chances and bet on myself .