Hello BP, I have a current tenant that was renting when I took ownership of the property and was under a lease agreement that just exchanged hands.

Before closing, have the tenant and seller sign an estoppel agreement so everyone is on the same page as to what the rent and security deposit is. 

Hello All, I am jumping into a new partnership w/ a long time friend.We are going to draft up a operating agreement with a attorney.Anything specific that i should makesure is included in this agreement before finalizing.We will be going 50/50 on each deal as well as splitting the profits evenly. 

Setting expectations early and writing a partnership agreement are good ideas.

Say I found buyers for both of my units, if they were not in a hurry to move and could wait, have you ever heard of anyone signing agreement to purchase at a later date in the instance my tenants were not moved out and I do not have the replacement assets picked yet?

Then I would do a purchase & sale agreement with the seller, get an authorization to discuss the loan with the lender, along with a notarized Quit Claim Deed, (I learned to use a Warranty Deed later), get the reinstatement amount, send in the reinstatement and bring the loan current, give the seller their equity so they could move, record the Deed and take over the financing Subject To.

@Nicholas AjaThe easiest way is to make sure you’re both on the deed and mortgage, by default in doing this the laws offer a lot of base level protection for the both of you such as disposition on death, etc.The next level would be to draft an operating agreement up between you both through a lawyer.Another layer of protection is to require your tenants to have renters insurance so they would use that before they go after you personally.The biggest single layer of protection though is communication and to make sure you’re on the same page with timeline, goals, expectations, work schedules, and budgets.Good luck!

This has been as a courtesy but in the lease agreement clearly states extermination of insects and pest while occupying the property is the tenants’ responsibility.

I realized that I cant judge the behavior of a person even if they passed all the screening test, rental agreements and stuff. 

In general, as long as you've served notice as required by your lease agreement (or your state's tenant-landlord law) then you should be fine.