If they want the rent that bad then tell them you'll close when the tenants are out. agree with Neal.. get tenants out then close.. unless this is a screaming deal.. and you dont want to risk losing it.

Surely his first response is don’t do it but it’s all about the numbers and risk (and thus 2nd house) May be to risky with unknowns on lien and eviction.  

After speaking with two attorneys, they strongly recommended I didn't forego using an attorney and one even said I could be at risk for practicing law without a license.

Thinking about how to minimize risk on current residence, while maximizing its appreciation to purchase a rental property... 

I am going to start the process of wholesaling, I would like some guidance on how to start and to make this calculated risk work.

If he does so, offer to give him a good reference.I cant imagine talking to a lawyer over 50 bucks.. just take the check.. write them a nice letter and tell them that the late fee should be on the next rent payment.I have seen so many landlords step over dollars to collect pennies.. you going to evict someone over 50 bucks and now have vacancy with the risk ( depending on your area) that comes with that and the lose of rent.. this to me is just not wise move.. 

Buying out of state could be a very simple, easy & low risk strategy.

You had no idea there was a risk of it falling on her car because you are not a tree expert nor clairvoyant and you never received her letter that she gave to the wrong person.

My first thoughts would be what if the rehab costs more to which I would think the risk there is limited by the 203k loan process, i.e., the lender won't lend if there is a gaping hole in the rehab plan/budget.

It's those maniacs that buy homes cash via quit claim deed off of craigslist that really get screwed.Make sure your property manager is a licensed real estate brokerage.Understand you can not eliminate all risk, only mitigate it.