IF the title company says they cannot provide title insurance coverage on a property then stay away from that auction.

How long do you think it will stay like this @Charlie MacPherson?

So we'll stay local.

The 5 day eviction notice likely still gives them the opportunity to pay, late of course, and then they stay.

If you can get a meeting with the tenant, ask her what she wants, find out why she's looking to stay, and if it's due to the rental rate, let her know it will be going up by $300 at the start of her new lease term.

I would suggest to stay away from memphis as it is the eviction capitol, and generally has a terrible reputation on this side of the state.

So they only stayed a month or so every year.

At our property management company we are now writing all of our leases as 10-month leases, with 12-month renewals for those who want to stay and qualify. 

The lender taking the short will require the seller receive no benefit and staying in the house would be a benefit. 

I tend to stay away from trusts, because there is a lot to deal with usually (attorneys, parties involved, etc.)