One of my best deals of the year.I have bought several homes in these situations, with non paying tenants.

In some commercial and most industrial verbal negotiations almost always happen before a non binding letter of intent is drafted. 

The inspection failed first time because of a vent that wasn’t covered, a couple of non-grounded outlets, and some chipped paint.

Then, due to non-payment, evict.

Does the association provide water, electricity, high speed internet, cable, etc?

It may help lower the cash requirement as closing if it can be negotiated that the seller pay all of the non-lender closing costs and then the maximum amount of closing cost contribution toward the lender's closing costs allowed by the lender.

Are there non-licensed people that have success stories? 

My state is a non judicial state so you can place an offer on a house before it goes to auction because techinally the seller still "owns" the house.

@Robert Naucke JrTell him you will sign a simple non-disclosure.

So my question is what approach you would take to finding non-builders (i.e. investors) to sell the contract to?