If a non REO, place a clause about utilities being turned on in the contract, affecting your time lines if it is not.When utilities will not be turned on, you need a heavy generator, air pressure test plumbing, etc.

If lease is up in July you can give a notice of non-renewal as soon as you buy and speak with them to see if an earlier move out is possible or desirable for them. 

Review it careful and make sure you aren't agree to something outlandish like possession days after closing or $1,000 non refundable EMD, etc...

If I buy a SFH with a tenant that has pets and paid a one-time non refundable pet deposit, to the previous owner, am I entitled to receiving a portion?

I spread out my investment over a ton of properties and you can do it as a non accredited investor, but if you make a good income realize that you will be taxed at your income bracket so you might want to think about physical real estate instead.

Essentially, we now had the right to evict on non payment. 

Here is some handy verbiage:If for reason of non-payment of rent Owner/Manager shall give a statutory 3 Day Notice to Pay Rent or Vacate, or if Owner shall lawfully issue any other noticepermitted pursuant to RCW 59.12 et seq. or RCW 59.18 et seq., Resident agrees to pay in addition to the delinquent rent and late payment chargesprovided for above, the sum of $100 for preparing and giving the notice, which shall be paid by the deadline for compliance with the Notice.

If it is a 506(b) offering and they are accepting non-accredited investors (it's their option), you might be OK. 

One tenant i got a warrant of removal after non-payment of March rent at the court, now he went back to show Order of Cause to elongate process etc.

(ie. non-obvious, trap questions to utilize during the tenant screening process).