There would be no logical reason to own a portfolio of vacant homes - rental properties are coveted for the income (cash flow) they produce.

They have over 5 properties and over 4 mill in equity but there older and English isn't to great so at this point I want to figure the most logical decision on how to deal with the tenant and nothing else

For MLS properties that you intend to flip (there is different logic for buy-and-hold & off market), you're up against dozens of others that have done a bunch of flips (or that are themselves GCs), so the odds that you underestimate repair costs, leading to "make sense" numbers that don't actually make sense, causing you in turn to be the highest offer on the property, causing you to get your offer accepted because the other dozen flippers ran accurate numbers telling them it makes no sense, are rather high.

These property has old windows, the type you have to pull in tabs to slide open and one window in the kitchen, the tab is broken, I didn't know this because this was only the 3rd time in the unit and so I believe they got in that way, but I just don't understand the logic behind this, why would they break in just to break some bulbs and probably saw my screwdriver and figured why not take it.

But its logical to assume after a dip prices will rise again and likely go even higher.As long as those places are desirable real estate prices will increase due to great demand on finite space.

Sometimes I'll do an HOA secured area but they generally appeal to a different audience.

There is no logic is catering to a tenant that is moving out.

What's your price range and target audience? 

I am targeting a specific audience in a specific area with a specific message.

The business logic is 'get the best price' and auctions accomplish that task for the type property they auction off.