You go by the day of the actual deed.

Or do you actually purchase a new list and discard the old ones?

Not actually a bite, but injury caused by a dog.

Otherwise whoever you sell to if they get sick they could come back and sue later on etc.Anyone can sue but they might actually have a case for concealment if you knew of the mold yet tried to repair it cheaply and improperly which caused them to become ill.No legal advice given.     

Just because he gave you his 30 days notice does not actually mean he will or intends to move out.

We anticipate the actual value to be higher since the comps were all over the place. 

I actually already have a tenant lined up to move in next month.

And the later on find out that it needs major repairs and there goes your positive cash flow, in many cases people actually lose a lot of money by not doing there homework and thinking that they can't fail.

:)Regarding my expectations from property management companies - I read on our sites that there are companies that do almost anythingThey have "property manager, a handyman, real estate agent, etc.".You need to come with description of what you are looking - let's say duplex and probably more details about the budget for the house, rehab and so on..After giving those details, the companies search for assets, offer it to you, you do your calculations and actually negotiate through themThey will handle the tenants, the mortgage, lawyer, fix issues - But all things should go through meThe problem  - knowing what is a reasonable price for them to manage my property and to trust them : )

wonder if the two deceased are in probate or Will and meanwhile the tax is going to the unrelated person at that address that actually is related relative.