Something you may want to try is contacting some local wholesalers buy calling the number on bandit signs or "As-Is / Cash Only" postings on Craigslist and explain what you are looking for and ask to be added to their buyer's list. 

If you don't plan on having a GC, this is a sign that you need one.

So cash can be pretty powerful when it's the only way to get a deal done.Also, I like cash transactions because they're soo easy (less paperwork and headaches.)

Two copies should be signed on the day he's moving out...after you've confirmed he removed his stuff and he's shown you the key(s). 

@Jorge Ibarra you should be able to complete this transactions with an assignment. 

My insurance company wants me to have any renters sign a waiver/release of liability for swimming in the river.   

I'm surprised I didn't sign up here sooner considering I own a few Bigger Pocket's branded books, but wanted to introduce myself.I'm in my early 30's and have made a career in the tech industry as a systems engineer.

Also a licensed Notary and in loan doc signings. 

I’ll never understand why people sign leases while a property is on the market for sale.

Thanks @Ben HowardHere are some quick insights (lists) about the Sacramento County MFR 2-4 market:16,044 properties designated MFR 2-45,056 owners live outside Sacto County4,476 owners live outside of California884 were sold/purchased in last 365 days (~5.5%)2018 YTD: 3432017: 9432016: 8632015: 8124,520 have 100%+ equity796 are underwater12 are in Preforclosure263 marked vacant by USPS143 were purchased at auction by a trustee sale buyer1,445 have had a death of joint tenant in last 365 daysSince 2016, 676 transactions were off-market - and scanning through those buyers a lot appear to be investors as they've done 2+ deals or their LLC name indicates investment orientation.