Unfortunately that doesn't stop them from filing a lien, and you still have to show up to defend it, but without the Notice to Owner, they can't enforce a lien.I hope your experience with the BBB is better than mine.  

Go with what you think you could defend best if ever audited.  

So it's kind of silly to defend her under the guise of "well just be a good person and it won't effect you".

Meanwhile, our homeowners insurance for the property has closed the file stating that we are not at fault and they will defend us to the full extent of the law.

It gives me an idea of their tenant base, and if there was a recent case filed and I'm on the fence about my applicant, I quickly research the defendant in that case to see if there is any connection to my applicant since family/friends sometimes rotate who applies to hide evictions.For folks with limited/no rental history, I take into account the difference in their rent and previous mortgage payment and any changes in circumstances.

Even if every defendants default, you will likely have to spend a decent amount of money due to how the procedural rules work. 

In Texas it takes just under a month depending on when your JP's office can get you a court date ( 3 day quit notice and typically in my county i can get a court date on the 10 day after I file, then once you get judgement the defendant has 5 day appeal.  

After the existing lease is up you would need to fill out a rent change request and provide section 8 with comps to defend said request.

Assuming this is the property at 837 NW _____, defendant was Hernandez.....looks like it was the 1st mtg foreclosure, but Hernandez has a hospital lien for $71k, filed before the foreclosure, they were not named a s a defendant, and Hernandez did not have the property declared as his homestead.  

The rumors weren't really from what I consider credible sources, but I know there have been champions for this for years now and with the new administration I would think this has a better chance of passing.