During the closing process my realtor had notified the seller's realtor to give the current tenants notice that they had to leave. 

PITI on a 30 yr fixed load will be around $330.Follow up question: what would a typical hard money/ private money loan on deal like this look like in our area?

Banks usually like cookie cutter mortgages so find someone that knows how to work creatively.Consider a private mortgage. 

See HUD Notice H 2012-5 for guidance. 

I have read many of the BP books and I am excitedly counting down the days until "Raising Private Capital" by Matt Faircloth is delivered, so I can read that one as well.  

The opening bid published on the notice of sale is the closest/quickest figure you are going to get, unless like I said before, you have a copy of the statement from the borrower and a copy of the legal fees from the trustee beforehand.

If they’re late, two week notice, if they still don’t pay, I file with the court.  

Technically the structure of Qualified Opportunity Funds since they are privately help (either C-Corp, or partnership) can accept investment from non capital gains monies. 

Notice the one guy on this thread pushing llcs is an asset protection attorney.

Turns out that we all feel comfortable putting in 10K (so have 30K to start with)...we want to BRRRR so we will still need private money (which I might act as a private lender to).