When we questioned him on why would we give it to him, he mentioned it's in our lease agreement that we have to.

So while you or I might be picking the best 4 properties they can simple put in minimum bids on them all.

I had them sign paperwork surrendering the keys, their tenancy, and stating all property left behind is of no value to them and can be discarded at their expense.We had a spoken agreement that the jet ski was important to him and he will come collect it.

Those are all a minimum of 30 day stays.

A few of them felt entitled to not follow the new lease agreements.  

If so then you should be able to sign a purchase agreement with them and title will ask for the trust and death certificates and you will skip probate/terms of succession.

What’s the minimum in your opinion? 

Am I required to use the broker who showed me the HUD home if I did not sign any agreement?

Disclaimer: I’m not attorney and this is not legal advise but it’s my experience of actions I’ve taken with success.Docs Your going to need are SCC docs with articles of organization as well as a operating agreement as well as a federal identification number “EIN”.

The things I see...1) If it was in the inspection report, and the agreement didn't call for the previous owner to repair it or file an insurance claim, and of course it wasn't repaired, why would the owner do so now?