Most of my rehab properties have been acquired through foreclosure auctions. As such, I have been faced with a host of situations regarding ways to coax or move foreclosed owners out of properties when they'd really rather just stay for free.

When faced with a foreclosed owner who appears calm and not highly aggravated, I derived a method to simply trade time in the property for their actually leaving the property in relatively cleaned-out condition. I started using this method after experiencing the significant expenses of cleaning out tons of junk that owners decided they wanted to get rid of when they moved out.

Here is a basic contract I uploaded to Bigger Pockets that exchanges additional time in the property for later leaving the property in relatively clean condition.

http://tinyurl.com/86ehwur

I would use this contract also when I was busy rehabbing other houses and I knew I had a bit of extra time before I'd be able to get to the occupied one.

Now with all of this said, I do not recommend trying this with a foreclosed owner who is furious and combative. In those situations, long experience has told me that such a person is more interested in extra time perhaps to destroy the inside of the property or simply to never leave the property at all. But for foreclosed owners who are not angry and combative, the Occupancy and Move-Out Agreement has worked quite well.