If it helps you sleep, they at least got something for their money and may be able to submit it to another landlord.

Anything left behind will be handled using the security deposit, which is sufficient for that and turnover costs.How did I do? 

I assume a simple one page agreement attached to the purchase contract that states the current owner includes all the delinquent accounts with the purchase of the property would be sufficient.

I make 1 phone call a year about it and sleep well at night.

Our contracts typically state "vacant and broom clean".If it's not vacant or if there are new damages, you can do a hold-back of funds sufficient to remedy the issues, but with COVID eviction moratoriums still in place, I would refuse to close. 

Should I be pitching or is just a simple "hey Huckelberry Fin, do you have any interest in investing in real estate", sufficient?

But have sufficient capital reserves in the event of vacancies or tenant improvements!

I wasn't happy only seeing my kids when they were sleeping and on weekends.We have a strong marriage so that wasn't being affected but it is much more fun to be with my favorite person whenever I want now.Not having access to MY time when I wanted it.

You could also supplement that education with some reading while you earn money in your sleep and on weekends without having done any of the actual work yourself.

This sort of deal is probably easier with either one or a few investors, but it is possible there is demand online for pre-entitlement risk projects like this, especially if the subscription price is sufficiently low to get the risk diversified across a number of investors.