Thanks everyone for the help within an hour after posting this cry for help the sellers had a professional emergency response company there to get all the water up and prevent any mold with commercial grade dehumidifiers and fans.

If it prevents them from evicting, that is odd that they did that.

Nothing you can do to prevent that other than, maybe, limit how many homes you have unspoken for at any given time.To me, as a buy and hold investor in decent areas with decent schools, there isn't much risk.

Unfortunately, work has always prevented me from attending since then.

There can be lots of rules preventing sale of assets once bankruptcy is instituted.

I honestly believe that whether you use hard money to finance the project or not, you should still account for hard money; that's what ensures you have enough margin and to stay conservative.Now what happens during the project... that sometimes can't be fully prevented, even with a partner. 

Getting a duplex for 6k is a great deal, but will really slow down or even prevent any momentum.Is there anyway I can figure out how a bank is going to appraise a property? 

We do this regularly, although not as often as we used to, because the REO deals typically have deed restrictions that prevent it.  

Paying the water bill can prevent the tenant from non payment and it being levied against your real estate on tax bill.

This is important and will help prevent shinny object.