The other option to avoid the eviction route, would be to offer cash for keys, which is still a costly route but can be done relatively quickly.My recommendation at this point would be to push close date to the next week and do your final walkthrough the morning of closing, that way you'll know with certainty if these tenants are still there or they've vacated.Good luck!

If someone came to you and wanted to buy your home and you didn't want to sell so you ignored and avoided them, what options would they have? 

These would be ways to avoid the potential due on sale clause.  

I know that even if I got one deal, it would pay for itself and more, but I do not want to blow through all of this money on PPC when I could pay for a professional to do my seo, which I am trying to avoid doing since I can learn it myself. 

Anyone have tips for doing a proper assessment of such a property to avoid getting burned?

However, I bought my first Investment Property before getting my license, and was in double digits for my number of properties before I started to take on other investors as clients.My $0.02 would be to avoid placing prerequisites before your real goal - if that is becoming an investor yourself.J.T.

Avoid cities with poor num of jobs!!   

@Chris Mason thank you and would this be the way to go to avoid tax penalties on my 401k?

I understand the desire to help friends and family but I would avoid it in this specific case. 

Plus they require higher downpayment % that I would like to avoid.