This is a company I do consulting for, so I'm not in there daily and though, I COMPLETELY agree that I could make things awkward, it will all be water under the bridge given a normal amount of time.Thanks for everyone's advice.I certainly learned some lessons.  

Normally it would cost you 4.5%-6% in realtor fees to sell it and 3% closing costs to buyer. 

Example a bank drops a foreclosure 15k below normal to sell with a tenant in place.In my world the discount is too small because I know what will be involved.

Small claims is a court of equity as well as the letter of the law, no normal judge would "assume" someone moved into a place that was "thrashed" that's ridiculous. 

It seems like a pretty good deal to me but I suppose it is just normal to be a little nervous when setting up your first property.

The PM should be itemizing that as part of the normal duties and giving you a form to submit to your EA or CPA.I really don't understand why most of the big picture numbers werent worked out before the sale executed.

The provider you purchased fro, he is a good guy and I am actually stunned he sold this nice of a home as normally he sells homes much cheaper in lower quality areas. 

I will send the PR 1 letter stating we want to buy their home, the next week is a voice-mail through sly broadcasting( they get a voice-mail without the phone ringing) that says Hi we sent you a letter, last week, we still are interested in buying your home, please call as soon as you can.

Normally we'd have the grass cut during the first 1-2 days of taking ownership BUT, my pickup truck is in the shop and I can't fit the lawn mower in my car (or maybe I just don't want to - lol).

If I win, we record a security deed and proceed as normal.