Of course, the date would be sooner than what you would get with an eviction and it ought to be smoother, and less damaging to your property, because the tenant is choosing to leave instead of being forced to leave by you and the court. 

You could really do some damage in a short amount of time with that capital.

Also closing in this state is a bit different (than I’m used to at least)...the seller isn’t required to disclose nearly anything, there is a non refundable due diligence fee that is in essence liquidated damages for keeping the property off market (normally equates to about 1% of asking price but in the current market this number is increasing with specificity) and there are more fsbo than ive ever seen in any other market.

What will the judge say if we get to court and she says she already moved out and told me that/ I really want the legal binding of an eviction and the damages court date that comes with it.

It's also nice to know that if the deal goes south, you aren't damaging a relationship with a friend or family member that might be willing to help you out on your first deal. 

Collect a security deposit sufficient to cover lost rent and/or damage, as well as the firstmonth rent. 10.

Vacant houses (although extremely cheap) often need full a gut rehab which often cost approx $85,000 on average depending on the extent of the damage.

For past due rent & damages. 

I’m currently looking at a property that was damaged in a grease fire

You can serve a 30-day notice to move if the tenant has violated the lease; late or non-payment of rent, disturbance of neighbors, damages made by tenant or guests to the unit, criminal or drug/ alcohol activity, other violations listed on the lease.I, myself, haven't gone through this process, but I suggest you go through your documents and check with someone from SHRA.