I want pictures and an inspection because I feel that they are going to trash the place when they leave.I ordered a home inspection for this Thursday and will deliver a 24 hr notice wed. 

As an investor - those are not your prospects - they cannot "buy" what you are selling.There are 3 MOTIVATORS leading someone to sell to an investor at a discount:1) SPEED - they are in a hurry, cannot wait to sell via retail, because they need...2) CASH - for some reason, perhaps medical, business related, who knows, plus3) DISTRESSED PROPERTY - they either don't want to make the repairs or simply have no money to make them, so their house is unlikely to pass an FHA inspection, so people cannot buy it with an FHA or conventional home loan (hence, the need to sell to a cash buyer).As an investor, you want to reach out to people with the message that you can deliver FAST CASH and there is NO NEED TO MAKE REPAIRS, you buy "as-is".  

When the statement is delivered, it shall be accompanied by payment of the difference between any sum deposited and the amount retained.

A lease with an option delivers a title right and requires foreclosure in most places.A better way is: 1) put the property in a revocable trust. 2) sell the beneficial interest to the buyer. 3) the buyer gives you a conditional assignment of the beneficial interest as security for the loan. 4) if the buyer defaults, you have the ownership of the trust.

A phone book on the porch, when 2/3 of the block has them means the yearly phone book was just delivered.

These trades that are occurring list a very small portion of the file which they obligate themselves to deliver.

I realized that a lot of the clients do not live close by or even in the state and would need someone to care for their property.I decided to start offering small services that would be just for the Airbnb such as supplying toiletries (toilet paper, paper towels, soap, shampoo etc), welcoming gifts for guests, meeting the guests to deliver the keys to them, and also lock out service in case the guest loses their key.We realized the demand was high and decided to add on more services.

If the auction terms don't deliver "clear title", then yes.  

I have no previous experience in real estate, but has more that 30 years experience in delivering excellent customer service.  

Most 1 to 4 residential loans are delivered to Fannie Mae and Freddie Mac.