But started buying junk properties for under $10,000 using all the creative formulas I could think of (credit cards, commercial over draft protection, credit lines, partners, lots of Subject to Existing Mortgages, delayed settlement, flips and seller/contractor partnering). 

From the time of Aquisition (Date of Settlement) or the time that it's recorded at the courthouse?

If title work clears, we go to settlement on that property.

The HUD ABA disclosure is for settlement services that the lender requires the buyer to use.  

What you have is an installment agreement with a delayed settlement, another matter for the predatory office and the IRS. 5.

We have are first deal and waiting for settlement but no LLC.My personal feeling is to get it set up ASAP.

My understanding is that the noteholder agrees to a settlement amount and the deed is hers free and clear.Back in 2007 an individual transferred a deed on a property with an outstanding mortgage of $535k in Brooklyn NY.in 2008 The seller passed away. since 2007 not a single payment has been made to the mortgage.

Plus holding costs and eventually another settlement.  

The HUD-1 Settlement Statement replacement, the Closing Disclosure will have different line items from its predecessor.

I suggest you enter the purchase price, plus settlement costs as the present value, enter the UBP as the future value, take the payments and subtract the servicing costs from the payment, enter the term and solve for the interest rate.