If the foreclosure is far enough along you might find a final judgment showing the date the property will be put up for auction (the date the bank can fully take back the property if no one outbids them at the auction).

At least they should answer the phone and/or call back to say they are not interested or they are busy but would otherwise like the business at a later date on another project etc.That, I just do not get.

We have been focusing on the MLS to date and are finding that may not be our best direction.

Our holdings are 15 residential rental units (houses and small plexes) and we use Quicken for bookkeeping and a Columnar Pad (our rent register)... does that date me or what!

So they're pretty good for general searches but not so good for the type of info you need for reliable comps (CMAs) and also not quite as accurate in terms of being up to date for brand new listings and change of contract status.It's a far more open system than it used to be, but the realtors don't want to give away all their tricks ;)Yes, you can find real estate agents who will sign you up as an unlicensed assistant, thereby allowing you to use their mls access.

You are also opening yourself up to issues if there is a delay in the eviction and the move in date gets pushed back. 

Other than that, here are a couple options:Start advertising and screening potential tenants before the termination date of the lease and put together a short list and see if the start date for them will coincide with date the tenant is expected to leave (two months after lease end date).Find another rental for your current tenant for the two month period. 

Some states would actually require the landlord to provide the tenant full compensation for damages for not providing the unit on the date stated after signing the lease (temporary housing, storage costs, etc.).  

The Self-Directed IRA and Solo 401k DifferencesIn order to open a solo 401k, self-employment, whether on a part-time or full-time basis, is required;To open a self-directed IRA, self-employment income is not required;In order to gain IRA checkbook control over the self-directed IRA funds, a limited liability company (IRA LLC) must be utilized;The solo 401k allows for checkbook control from the onset;The solo 401k allows for personal loan known as a solo 401k loan;It is prohibited to borrow from your IRA;The Solo 401k may be invested in life insurance;The self-directed IRA may not be invested in life insurance;The solo 401k allow for high contribution amounts (for 2016, the solo 401k contribution limit is $53,000, whereas the self-directed IRA contribution limit is $5,500);The solo 401k business owner can serve as trustee of the solo 401k;The self-directed IRA participant/owner may not serve as trustee or custodian of her IRA; instead, a trust company or bank institution is required;When distributions commence from the solo 401k a mandatory 20% of federal taxes must be withheld from each distribution and submitted electronically to the IRS by the 15th of the month following the date of each distribution;Rollovers and/or transfers from IRAs or qualified plans (e.g., former employer 401k) to a solo 401k are not reported on Form 5498, but rather on Form 5500-EZ, but only if the air market value of the solo 401k exceeds $250K as of the end of the plan year (generally 12/31);When funds are rolled over or transferred from an IRA or 401k to a self-directed IRA, the amount deposited into the self-directed IRA is reported on Form 5498 by the receiving self-directed IRA custodian by May of the year following the rollover/transfer.Rollovers (provided the 60 day rollover window is satisfied) from an IRA to a Solo 401k or self-directed IRA are reported on lines 15a and 15b of Form 1040;Pre-tax IRA contributions on reported on line 32 of Form 1040;Pre-tax solo 401k contributions are reported on line 28 of Form 1040;Roth solo 401k funds are subject to RMDs;A Roth 401k may be transferred to a Roth IRA (Note that from a planning perspective, it may be advantageous to transfer Roth Solo 401k funds to a Roth IRA before turning age 70 ½ in order to escape the Roth RMD requirement applicable to Roth 401k contributions including Roth Solo 401k contributions and earnings.)

Also, what would happen if I did file for eviction still and she was already out of the property by the court date?