I'm too nice for this job and cannot see myself demanding for a tenants payment if they request to pay a couple days over the due date.

So I just noticed my neighbors house just got a date set to be sold.

I'm only child very small family so this is like the biggest life project to date.

I used listsource since it's what all my sources(from books to youtube) recommended.I am currently trying to find pre-foreclosures and tax lien preforeclosures leads using listsource and what I am finding in my market is when I search for properties in my target zip codes (sfr, duplex, triplex, quad) and then select pre-forclosure from the property tab select pre-forclosure my results drop to 0 :/I broadened my search to include all of the Minneapolis areas and I get just 248when I go to the foreclosure tab and select pending auction sale( i was instructed via youtube this is where I'd get people whose houses are headed to tax lien foreclosure but the date of the auction hasn't been set) and set it even a yr out my results are zero!

There were some last minute issues that popped up on the bank's side, which we are working through, but it has delayed my expected closing date.

I'm sending sales comps to my clients and when they open the message, they see on the left hand side: sent date (see yellow highlight in picture below). 

I think you've rightly identified that the timing is specific and tricky but it can be done.A couple easy ideas to overcome the timing obstacles.1. get contracts on your properties contingent on you finding the right replacement.  2. get a contract for a large replacement with an extended closing date or contingency.  

Make sure it includes a move out date.3) You'll need to 'be able to' speak to lender on the owner's behave. 

Your basis would NOT be the value of the stock ($1,000) as of the date of the gift; but, rather you would "carryover" your Father's original basis. 

Tenants I have properly screened have never done this to me (to date atleast).