Got into wholesaling knowing without proper training, and got into trouble. 

Make sure you are obtaining/using criminal reports properly.

But i do need some good advice on the proper steps to take when starting out.

Additionally you haven't calculated taxes properly.

A properly structured contract would allow you to take over conttrol of the project without foreclosure by shifting the beneficial interest from the investor to you as project milestones are missed.I realize this suggestion comes a little late in the game for your current situation, so give CRR a call, but before the next time look into using a land contract.

My guess is that as long as you make all the correct repairs and pull the proper permits, it won't be an issue.

They moved out in the middle of the night in month 11, leaving dog poop all over the carpeting.Part of it is probably laziness, part is probably not wanting to interact with the landlord, and part of it is that they don't have the skills to recognize what will become a bigger issue if left alone.  

While I was reading them for some late night sleeping material I saw that they actually provide an example letter to send to a tenant stating that you will not continue with a month to month lease. 

you all have been very helpful been reading all night and this morning on  loads of stuff!

Only a fool would attempt to defuse a bomb with simple step by step instructions without proper training.