I often buy using Subject To to buy properties. If you choose to use this technique these are some of the Pitfalls to watch out for.
Subject To Pitfalls
1. The bank can call the loan due (due on sale cause).
2. You...

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@Tony FerreiraYou have good options based on the limited amount I could gather based on your post.Shot you a DM, please feel free to follow up if you'd like!

I then gave the tenant the next month's rent for free.

My insurance companies also inspect my properties and tell me I need to remove trees, fix gutters, they called out a roof for having lichen on it, hand railing in the middle of an open walkway that we needed to install (nothing there before).

Luckily we worked this out before hand and someone was at the bank in the early hours with me on the phone.

I’d rather be finding properties I can actually work with rather than sit on my hands waiting on court dates for unknown possibilities 

Your running a business and the house has to be cleaned wether you pay someone or do it yourself and work for free and cheat yourself.