I was going to offer to have the testing done but tell the tenant that if the results show no harmful mold, the cost would come out of her security deposit.

There will be a rise of flat fee brokerages (offering limited services) and creative compensation arrangements, such as RE consultants for time or a specific transaction.

I usually just look up the real owner in public records, skip-trace their contact info, let them know someone is trying to use their land for a scam and offer to put a sign up at the property that says "NOT FOR SALE" (ironic for a real estate agent right?).

Make an offer based on you terms!

Adam,Just to clarify I think your post was good to establish the changes coming and it does help to offer insight. 

I have thought of offering them cash for keys, just unsure how that process would work.

I planned to assign this property initially for $115,000, but had a major reality check after talking with a lot of local buyers and was lucky to find one who paid higher than my offer price.

Real Estate is illiquid vs stocks or a mutual fund and thus can generally create a much higher return given the higher risk.

Networking through local real estate investment groups or online forums can help you connect with experienced folks who can offer guidance, but also do your own research on the way.

Use this equation to evaluate how much to offer on a property:Max offer = After Repair Value x 70% - Rehab BudgetDo you homework on comps to get a good idea on the ARV.