Because if an investor (myself), used hard money to purchase that REO then the investor cannot afford to be tied up 3-12 months trying to evict thru judicial eviction process (and associated delays), because the interest you’d be paying on hard money while not being able to move forward on repairs during eviction delays would eat up any profits.Is there a legal contract an investor could sign with occupant in presence of attorney offering occupant cash in return for keys & a final agreed upon move out date whereby if the occupant renegged on agreement the investor could go to a judge & get an eviction within 30 days or even same week ?

Preforeclosures - depending on whether the state uses judicial or non-judicial foreclosures, these are based either on the filing of a lis-pendens or a notice of default respectively.

For one single family residence I would not worry about software that would over complicate things, just open a separate bank account and use it for the rental income and expenses only.

and to make it more complicated this transaction was done in Sept 2016.

Seems like a simple answer, but we have a couple of complications: 1.

This is not complicated stuff. 

For the longest I've been making the whole process much more complicated then I think it should, thanks for making things a lot more clear for people like myself and congratulations. 

.- gain access to the property (usually a locksmith is involved)- Assess the condition - Deal with possessions left behind (can be complicated or could just involve a dumpster)- Get utilities in your name- Rehab it- Make sure the attorney actually records title in your name- Rent/Resell it and hope you made a profitHow soon after I own property, can I refinance and pull my investment money out?

A borrower may not waive that right although in title theory states such as California, where Deeds of Trust is the standard instrument, the borrower can waive their right to a judicial proceeding.  

If they don't have another buyer lined up anyway, they just have to sell in 2017 regardless, so no sense in complicating things.