Well then if there is no upset bid type situation and there is no right of redemptionand you bought the property at the court house steps.. then whats the issue.someone talking to the hold over owner big deal.. let them talk all they want you own it.your next step is if they won't move is to simply file for eviction.not sure why you would spend the money on an attorney.. and I am not sure why you would buy courthouse steps foreclsoures if you don't know this VERY basic information..unless of course your not exactly relaying how this is really working.. we see posts all the time on BP where the info in the original post is only half the story :).

I also read that the chapter 7 trustee sale is not final until the court hearing and that the judge can "auction" the property at a higher price at the court date.  

Ultimately, just be a good tenant and keep the place clean, safe, and functional, as in the case of any good quality rental.  

If SFR, you don't need an LLC and even if you had one it may not protect you as it may be considered a strawman by the court if you ever get sued. 

One of the lenders I talked to said the property has to be in a good condition for them to lend including proper functioning of all major equipment, no holes in carpet, no broken windows etc.

If the PM is listed as additional insured then the insurance company must defend both of you in court on the liability claim.

Get them out.If they are savvy, you'll need to follow protocol and will likely end up in court/rent board hearing.

Is this a house that already has functioning gutters, or no gutters at all?

We use an extensive checklist for our DD on notes and with the ability to purchase reports for value, title and BK, as well as social media and online court system records to review many aspects of the borrows status, there is not much that slows us down. 

Thanks for the answer's.it was online auction for the Benton county court here in AR.as i said in May they did one auction for all the 3 properties 16+17+84=117 Units. the first two are multifamily houses and the 84 unit's are one complex with 8 buildings. this time they separated the auction to 3 , the starting bid for the 16 and 17 was $150000 and the 84 started at $800,000 , anyhow the 17 units complex got $400,000 bid and it says no reserve met, my goal depending on the fact that nobody bid in the last auction was $280,000 each the 16 and 17 units complex and 1,100,000 for the 84 units $1,560,000 and maximum of $1,750,000.now the 17 units has gone from the listing so i believe they sold at for around $400,000, and i still want to buy the other 100 units,  $280,000 for the 16 units and $1,100,000 for the 84 units I want to know if my prices are reasonable?