If ex is on both the document your father had signed saying she has no Interest in the property becomes very important as well as the divorce documentation. 

I hear bandit signs and other mailing marketing material is the best but where do I target?

@Jon Rambis I would recommend determining your target state first and setup your LLC there. 

I signed a promissory note with her.

I rent my basement And I did signed a year contract but my tenant keeps bringing people over to spend more than one night, leaves garages open, leave front door unlocked when she leaves the house. can I break a lease without getting a lawsuit ?

After explaining to her the situation and requesting she sign an authorization to release information form, she told me she did not care if the bank took the house and told me to leave.

No major cracking or other warning signs that I could see, there are tenants safely living in the house, and the TISH was pretty clean (although it did mention the sloping floors). 

If its a multifamily then the average utility cost should be factored in when determining rents at the start of the lease. 

It's possible with a longer time on market, they may be open to a lower price.2) being sold by owner - may be more opportunity here. price may be over/under market value.3) foreclosure - bank is motivated to sell. may be willing to sell under value especially in a slow area.based on this, it seems like best bet would be to pursue houses sold by owner, foreclosures, and listings that have been on market for a while. there also is a whole other approach of finding motivated sellers - drive bys, bandit signs, etc. 

Unless you're closing so many deals that you'd run into scheduling conflicts, a good working knowledge of how your lender determines the timing of your first mortgage payment can help you optimize the benefit from the rental proration (assuming the property is currently cash flowing).