If an investor PUSHED us to offer it, they'd be waiting so long for us to find a qualified tenant, they'd lose a ton while it was vacant.3) What questions and documentation did you ask for about their PROCESSES before hiring them?

Document everything and take it to an attorney immediately.

I submitted my offer and will be conducting my full inspection on Saturday.

With the assistance of the real estate agent, I submitted a low ball offer of $26,000.

In the meantime, she has assisted me getting a spare key because the previous owner was out of state and she is letting me come in there with my architect and GC to get plans drawn so that I can submit permit applications prior to moving out all of her possessions.  

I am selling my fourth property in four years and my last Rental in Tampa and it is like pulling teeth to get the Agents to show up and explain anything about the offers or provide real copies of any documents and do anything that isn't Esigning.

You need to fully document your efforts, including meeting locations, meeting attendees and meeting times.

They won't draft your documents though.

You could do an amendment that tenants need to vacate prior to closing if your offer was contingent on proof of on time payment and seller is unable to provide proper documentation...or like the other poster said, cash for keys, but I'd ask for a discount to assume that risk. 

Print out any emails or text messages, write down dates of phone calls and what was said, etc.You need documentation for the potential court case.