A couple of things on a FNMA:You will get 10 day inspection period from the date of acceptance to do your due diligence and not risk losing your earnest money Also, keep in mind you will not be able to sell the property for more than 120% of the purchase price for 90 days.

Please reply with your highest and best offer by:2/1/2017 7:00 AM PST, a decision will be made within 24-48 hours after the Highest & Final due date.”You simply reply to that email that either (a) you’ve already given them your highest and best, or (b) you want to increase it to xxxx.

The auction date will always be the first Tuesday of every month providing they have a sale. 

I agree with @Robert Melcher and @Mike Cumbie, As a PM you should know even if court filing and eviction is done, recovery for money owed isn't likely.. but if they don't move then your still in limbo.A better avenue to suggest is yes to the filing and date of court do a settlement agreement.. the tenant and landlord agree to a payment schedule with the mediator/referee, the payment schedule is like : $$$ owed for Jan rent $$$ owed now for Feb rent, $$$ for court and filing fees total of XXXX..

The best properties for this are "cosmetic fixers" where the "bones" are in good shape (structure, plumbing, electric, all the important stuff that is not readily visible unless you look close), yet it is a cosmetic wreck; dated finishes, dirty, smelly, ugly, hideous paint colors, etc.

I have two different attorneys that do a lot of these, PM for their details.The value is always considered as of the "tax lien date" which is January 1st of whatever year you are protesting. 

The other problem with the new construction is that  you have 180 days from the date of the closing of the sale in a 1031 to complete your purchase.  

@Todd Krzeminski @Stacy Weng To be clear, you have to have lived in the property for Two of the last five years, which means if you sell, and close,  within Three years of the date you moved out your gain is tax free under the 121 exclusion.  

She said she doesn't want for us to take over her payments and purchase at a later date.

I wasn't dating my current girlfriend yet, but I knew that eventually I would have to buy a ring!