Anyone please feel free to correct me.Could be numerous reasons as to why they've been on the market that long, could be that the owner is trying to sell them at or above market value, could be some issues with the properties, could be not much interest for properties of that type in the area, could be the area is over-saturated with housing and they're hard to get rented, any number of things.To answer your question obviously you're going to want to look inside before you even put an offer, the general rule is the landlord gives 24 hour notice to tenants.

There is no land that is free from government regulations.

I had numerous conversations where I had people looking a property that was less than 1/3 of the previous value from 2 years prior, and they still thought prices would go lower.

@Steve Vaughan  lots of factors for the commercial banks.. regulators might have told them to reduce exposure to real estate.. so there goes your refi.. bank could have failed.. ( this happened big time) in GA 450 small banks failed in the GFC big player buys all the loans for pennies on the dollar and you are not getting any love from them pay them off or they foreclose.. saw that more than once.. regardless of what the asset was or was doing.but lets remember 08 to 2010 hopefully was a once in an investor life time situation... but it can happen. your smart to limit your exposure to those types of loans..

Check to see if there  are any ordinances related to number of unrelated persons, local regulation regarding special permits probably will apply.

Make sure that your property manager is a licensed Realtor or Broker, look them up on DBPR, the department of business & professional regulation.2.

I have been to numerous sheriff sales  and tax sales here in Ohio.usually foreclosure  notices has already been sent out. there redemption period is over.but  i do believe that if it has a  IRS lien they have 6 months to redeem property.your money should be refunded.

They represent numerous companies and may have a company that is not as concerned with dogs in their underwriting rules.

Oh sorry, I know about positions, title and financial, collateral ect, borrower financials I need to learn a little more about, thanks for reminding me of that, but I was wondering how to make sure they were dodd frank compliant along with all the other regulations.

No one can tell you what to do but just remember from a legal stand point you may put yourself at risk and make yourself legally liable as well as be subject to all state and federal employment laws, regulations, and rules.