. ;-)For the fire evacuations, the surface roads to get out were more impacted than the freeways. 

Usually the payoff from lender will provide an itemization of HOA (if applicable), PITI, Attorney Fees, and all other fees that will drive up that debt.Is the title still in seller's name, if not, it will have to be reinstated in seller's name.This is but a fraction of what you will have to deal with when dealing with preforclosures.On the surface, it sounds promising, but there has to be more time, so the clock will have to be stopped by a TRO or Bankruptcy or even a possible contract from buyer.Could you pay what is in arrears and try and modify the loan?

Wholesaling is mostly like any other market with a low barrier to entry: it's filled with people who have no skin in the game. is it possible?

Closing with a known issue would likely bar a title insurance claim once the issue surfaced and regardless, this is a title problem that as a buyer you definitely want resolved.There are a few ways to resolve this including a corrective or confirmatory or other deed but they all will require full disclosure to the title company/insurer and some corrective action or affirmative coverage for the issue.

Deal or no deal on a surface level?

In other words, gold mine is mostly for builder since they are taking the biggest risk and land owner get the least since they have least skin in the game. 

She would manage the property and I want her to have skin in the game. 

If she is complaining also of headaches, has red rosy skin (mostly in face), or increase in fatigue you might want to mitigate a potential law suit. 

The reality is that you have to bring something to the table (skin in the game).

This may sound on the surface as if they are being shifty, but I don't think that's the case.