I know that probably wouldn't work out and may not even be worth my time since it can be so hard to prove.

@Aaron Simril you can try to sell it and hope a buyer will overlook these issues.Check your state laws, because in Michigan, you'd be legally required to disclose what you know about any repair issues and would be liable forever.Appears you may also have the opportunity to sell and avoid capital gain taxes on up to $500k of gains from a sale.

---The obvious answer is 25% of the purchase price, which only you will know.

Let the tenants know going forward all communication should go through your attorney.The other option is to get a property manager involved as well, but at this point i would go right to an attorney.

Can someone explain the contract process I know it is private property vs real property so that will affect how you go about it.

I know the properties you're looking at and I don't see that area turning around just yet.  

I know someone who rents an RV in their backyard.

I know....

If not, there may be people there who may know others who are looking for deals to fund. 

Remember, the key is to balance cost with quality and durability to ensure your renovations stand up to buyer scrutiny and add value to the property.Let me know if you're ever looking to get a quote on your next fix and flip deal!