That tenant reports that there are an awful lot of cats in the neighborhood and they are getting into her garden beds.As a responsible landlord and concerned citizen, my course of action will be to:1.  

Lets also assume the buyers are the typical consumers 2 earner income make $120k between them.

You need to either decide not to buy it or take action towards getting it done.  

I can not hold a tenant liable for the actions, or inactions of the post office.One thought on certified mail- sometimes the line at the post office to be serviced is... well- LONG.

The hard part will be putting thought in to action and getting that first deal.

You're learning through action which beats analysis paralysis, just get with people that have done deals like this in your area and let them give you advice.

and it has been a rough road.Upon being fired she was slow to respond and waited until I stated I would pick up all documents related to the property in person to take any action.

That's extremely time consuming and unscaleableB.

If they don't have any skin in the game where is there motivation, short of the threat of legal action, to perform on the contract?

Seeing him in action just makes me realize how smart I was to stop trying to do that.