The case can be assigned to the buyer and if the tenant did not move when agreed to, it could be enforced by the new owner.Then again, if the tenant gets wind that the property has sold he may bring a defense to court that the old owner can not maintain the eviction and the case could be thrown out leaving the new owner to start over.I am involved in one right now representing the seller.

I have a land parcel in the area of Richmond , VA , which i bought in a tax sale for a good price , it is 6.4 acres lot zoned residential in a great location surrounded by built houses also but needs and easement, i did the research for it how it gets solved , and the most convenient solution for it is that There is another 0.5 an acre adjacent to it , was already part of it and got separated by the old owner , which gives it an easement easily and that makes the whole lot easy to have other utilities based on the county opinion after talking to them and discussing that option , that parcel also past due on taxes , owner dead and heirs do not care about it and it is in the process of going to auction GOD knows when , but i assigned that case to a lawyer who had that case for almost 5 months and did not do anything to it after agreeing on filling for an easement by right through that adjacent parcel He did not seem to been working at all and i need to move the case to somebody else from the area who would start working on and has passion to do it ?

It is unusual that the owner didn't check with the attorney before the day of closing!

It's a small company who's willing to work with you, and you're one call from the store owner if needed.

.-  I'd be looking at a conventional loan (possibly owner contract) with 25% down.  

So after looking into it I found out that most landlords say in there lease they will not allow subleasing (OK thats fine, but if I'm offering them no vacancy, im sure they will accept my terms) So for example even if i dont offer the 5 year lease ( The man i spoke with just used that as his example because then he said during that time the owners would more than likely consider selling it as well..

Will the seller consider an owner carry with 10% down?  

I don't have any experience with them.however since they are CA based and did not post a CA BRE license number or CFL or NMLS I suspect they do not lend on 1 to 4 units as those require those above licenses if your in CA.Also I am always a little curious about those that say they lend from 20k to 20 million LOL.. no one can make a dime on a 20k loan... so thats curious.Lastly and this is just a personal pet peeve I just don't care for companies that don't list their principals and a small bio on their web page so you can look into the owners on google and make sure they are upstanding citizens.. again maybe its a marketing thing and maybe I am all wet but thats my preference I want to see who the principals are... they should be proud to put themselves up there ( again my pet peeve LOL)Just don't sent any up front money..

However, I've seen the full income statement from the last 2 years, and the previous owner hasn't been making nearly as much as I would expect, mainly due to high costs.First question: should I be worried that this is a lemon... or is it an opportunity?

If you are going to be rehabbing properties you can only pull some of the permits and that can be done as a home owner if someone lives on the property.