When it comes to delivering a tenant a Pay Rent or Vacate Notice in Sacramento, CA... how many days do they actually have before we can legally require them to vacate? 

You have a unique advantage as a bird-dogging mailman in that you're being paid to deliver mail and look at properties while delivering.

Due diligence fees like the one you are describing used to be a lot more common, however many "lenders" became fee hunters and were improperly taking advantage of customers by requiring upfront fees and not delivering on the back end by funding the loan.

The power you hold in this transaction right now is your ability to walk away ... the seller will not only have to go back to the starting line to find a new buyer, but they will also have to explain why the first buyer backed out.Now, I don't know the disclosure requirements/laws for agents and sellers in Arkansas, but if you deliver them written reports by licensed inspectors that indicate roof, drainage and/or foundation issues, they are now aware of material facts that negatively impact the value of the property - I would assume that they will have to disclose these facts to all future buyers. 

(i) This Agreement shall be binding upon, and shall inure to the benefit of the Parties hereto, theirrespective heirs, successors, and assigns, as the case may be.IN WITNESS WHEREOF, the Partners have executed thisinstrument this ___________________ day of ____________________, 20_______.Signed, sealed and delivered in the presence of:___________________________________ _________________________________Witness “FIRST PARTY”___________________________________ _________________________________Witness “SECOND PARTY”

I would buy a suite to save money...might buy it now at lowes during memorial day sale and have it delivered later.

Deliver the plan to the appropriate city department and they will likely postpone the demolition to give you time to rehab the property. 

In mid January the tenant hand delivered a letter to me  saying she does not want to renew the lease. 

There is no better marketing than returning some or all of our investor's capital, maintaining the promote splits and delivering a really great result to our investors. 

Yes wholesalers do a great job marketing and getting deal flow but they aren't usually correct with their numbers and from my experience over promise and under deliver.