Im just curious how we can get around the "Due on Sale clause" I have mentioned it to him about that, he was a previous RE investor himself.

I would wait for the next major downturn if you are wedded to investing here, however, I think it would be good for your to at least consider to sell some now and diversify.I've posted this bit elsewhere and I'll share it again:I live in Silicon Valley, and I'm an investment advisor who specializes in real estate.

As I mentioned in other posts, these will be the last single family properties I pursue as I'd like to keep my focus on multi-family.Joseph

A home inspector will run me another $300, not to mention closing costs and approx. cost of 4k for paint carpet and landscaping.What does everyone think?

I also have our third flip on the market right now waiting to be bought. 

Long story short, they accepted my offer, but i waited close to a year to try to have the hoarder vacate the property before i closed.....Came to the point where he wasnt doing anything to vacate the property and i just said screw it, and cancelled my contract.

Should I talk to them about this or wait for one more month to see if it repeats and take it from there?

I will definitely mention your name. 

Can't wait to hear about the next three years!

As I mentioned, according to my calculations, this property will go for 60 cents on the dollar after sales price/back taxes/my assignment fee compared to the ARV of the home.