Their lease agreement expires in 11 months.what is the best approach to motivate the tenants to address these two issues and be as civil as possible about the situation?

It's interesting what people will do in acts of desparation.In my experience, lenders (specifically private lenders) will do what they can to work with a borrower to avoid foreclosure, which is a costly endeavor for the lender and requires time to process, usually months and months, depending on your state.Also, while an LLC is often considered a safeguard to protect personal assets, a lender using an LLC for multiple loans may have a substantial value to their LLC, which could all be at risk.Finally, if the wrongful foreclosure suit is legitimate and based on an error by the lender themselves, an attorney could logically sue both the LLC and the individual.

I typically have some type of disclosure in the agreement written up with tenants on this type of situation..

Are you mentally prepared to deal with difficult tenant situations.

Hi Jake,A DSCR loan is a great option for you given your situation.

LolIt's all dependent on the seller and situation. 

So I was wondering if I can still use a FHA(first time home buyer)…Here’s my situation, My wife purchased a home before we got married & everything is under her name.

Whichever asset class you are looking at, assuming it is a fairly major market, there will be multiple groups (both landlord/tenant reps for leasing and investment sales for buying/selling) that will know the property and the stories behind it.  

@Ruben Helo - I've got a few lenders that can help out on this situation.

Listed rentals often have high competition and multiple applications.