One other thing I noticed was they had 2 windows 1/3 open with the ac on.

Since my agent included in the chain, I did not notice a thing. 

I purchased the Property January for $220,000 with a combination of hard Money 198,000 @ 9.5% + 2 pts.I have a private money loan @ 60,000 @ 8%.

Good Morning Jake, I sent you a private message on a great transaction attorney out of San Jose. 

Could be a number of different factors, but I have'nt seen price drops in this area for years, so I've taken notice. 

I mean, you can still file for eviction if there's nonpayment, but if on month-to-month, you can file for eviction *and* give them notice to vacate.... a two-prong attack on getting control (and hopefully some money) back.So, if they haven't paid, file for eviction immediately.

(make sure your contract specifies that you get deposits and pro-rated rent when you purchase)Only thing you can consider requesting is that the tenants be put onto a new month to month lease. the benefit to this, is oral leases can only convey rent amount. this lease is created by accepting rent from the tenant every month. every other stipulation defaults to state law. this means tenant can show up tomorrow with 3 pets and you cannot do anything about it (except provide notice of lease termination) whatever you do keep the current tenants on month to month.

Questions- Is the min BREIT investment $2.5K as in your BREIT review, or is it $25K per the private investor forum? 

I also noticed the seller lives in the building because they are getting a homeowner's exemption. 

I notice that some have “dues” you have to pay, do you think it’s worth it?