I do believe the house is being trashed by his son who lives with bad living habits.

That is the most important thing you can do with a vital team member. 

Go in the office everyday, make that a habit.

If you're just looking to bring it up to habitable C+ property, then it would be worthwhile to get some bids and see if the seller is willing to bring the price down.

I was listening to a BP podcast this morning and one of the hosts made a comment about how he didn't start to change his spending habits until his passive income started to increase (spending on wants vs. needs... buying a bigger personal residence, buying a nicer car, going on better vacations). 

I would also read your Covenant of Habitability for your state asap.

I need to change the habit of just relying on the MLS or waiting on REO list agents to call me.

Once you make contact with the homeowner you obviously must get the Authorization to Release but a document I discovered that is vital is a Cease-and-Desist letter.

To be honest other then what has been stated i dont know much ...i know that it is vital to build a team who you can trust and that are honest.

I am not going to renew her lease because she has a new habit of paying as late as she can without penalty, a boyfriend living there who is not on the lease and a dog and two cats who are also not on the lease.