I have been going to the court house for probat files and writing down the executors (inheritor) name so I can mail them.

In CA if you do the tax sale approach it is recommended by the tax collectors- treasurers of any county that you do not do any rehab or sell the property for 1 years time frame as there is a litigation period allowed to the property owners (estate owners included), to contest in court if there was an erroneous sale or a legitimate reason it should not have been sold. 

I can usually have them out of the house within a couple of weeks of filing unless they appeal.  

If they are both on the lease and equally responsible for the full rent you hold him responsible while evicting her and can then take him to small claims court to collect if necessary.Not having her on the lease places you in a tenuous position legally when it goes side ways.

If you can't refinance immediately and take the flipper out, I can't see this being very appealing to the flipper.

These are the ones that show a full kitchen renovation for 15K and painting brick for curb appeal. 

These questions are related to Value-add approaches as that is what I find most interesting and appealing about multifamily investing as I continue to educate myself with books, articles, and podcasts.

The court ruled in my favor - Yay! 

Giving my money to someone else to invest for me is not appealing.

If you have to foreclose, it will cost you some cashing a lot of time to do that and will involve the court.