Probate+AOH+Pre Foreclosure+Uninterested Heir

[Joshua Dees]

Farmed a lead from my marketing. Turns out the owner is deceased, so I will be buying from his children. His children want to sell, the house is distressed, vacant. Get the property under contract for 16k. Tax Appraisal says 33k. Contract to Title Office, begin Marketing for Cash Buyer, anticipating Double Close Wholetail. Title comes back, has Liens, and AOH paperwork is invalid. Must work on getting payoffs for Liens, and correcting AOH... Discovered 3rd Heir, not interested, wants to be released from all property bearing the name of deceased. However, is extremely uncooperative, not interested in signing Deed, Cash for Deeded Interest, has requested to not be contacted anymore. AOH Complete, Found Motivated Cash Buyer for 55k. Payoffs for Liens acquired, 1st Position Child Support Lien for 13k released via Attorney General. New 1st Postion is Mechanics Lien Deed Of Trust from 2009 for 10k (payoff 15k) 18% Interest, Monthly Payment 180, maturity date 2021. Accelerating to Foreclose.

2nd position is Tax Lien for 1k. Payment plan started with Propel Tax Service by Heirs, but they do not want to keep paying. 

2 cooperative Heirs are ok with Deeding Interest, 3rd Heir still uncooperative, just doesnt want anything to do or be done with or about anything. 

Bought 1st position for full 15k amount to stop Foreclosure, with intent to Foreclose on Non-Mortgage Deed of Trust,($2500?) Acquire Property and sell to aforementioned Cash Buyer who is still patiently waiting, in no particular rush....

Contacted Listed Trustee on original Deed of Trust, he said he's retiring and unable to foreclose. Called another Attorney, says Company that I bought the Note from does not exist (and refuses to spell it properly) Called another attorney, he said keep trying 3rd Heir.

How hard is it to execute a Non-Contested Foreclosure on a 10 year old  Non-Mortgage Mechanics Lien Deed of Trust in Dallas, Texas?