It was meant to be an investment but turned out to be quite the money pit and the tenants didn't leave it in the best condition.

Unfortunately my first post really wasn't clear about what I meant by 'rehabber' (I have edited the post to be more clear) HOWEVER we plan to do our own fix and flips here in Phoenix and that is probably the best idea I've heard for finding hard working contractors.

Hopefully, that's not all she loses, IMO, some bar time is in order and I don't meant drinking bar. :) 

Here is the million dollar answer, everyone is not meant to invest in real estate, the same way everyone is not meant to be a Rap Artist, Contractor, Teacher, Basketball Player, Singer etc.

This comes with a small fee, but if they elect to do that option, you can figure out if you want to discount their rent.

You may also elect to do RUBS.  

No insult meant to the OP, but his post makes it apparent he doesn't know anything about what he wants to do.

I'm not sure if you meant you would be writing your own contract from scratch, as the standard has certain terms such as title search or time being of the essence that are vital.This may scare the seller, but try I was speaking to @Claude Boiron the other day and we were discussing how you should always try to have your assignment clause state that once the contract is assigned, you are no longer liable for the contract at all.My 2 cents, not legal advice.

I guess I always thought that buying it at auction meant that those loans would not apply to me but I really want to be sure.

Use materials meant for mobile homes (which are much cheaper) - think, what will/might break if the house must be moved (drywall for example)?