After I graduate, I want to move to Dallas, TX to be with my beautiful girl friend.

One last thing to ponder.

You gotta have windows girl! 

The hud office said they have a shortage of 3 br (I went 3 different times, they all said the same thing, and a girl in the office said she waited 3 months to find one).

No offense to your mother, but if she had been raising the rent every year over the last 20 years, she'd be sitting on a few million instead of pondering her retirement plan. 

Okay I'm in a situation where me and my girl went into the business together in may 2016 as a LLC taxed as an S-Corp she decided December 2016 that's she no longer wanted to be part of the business and just sent the letter to the IRS last week.

I don't have a property in mind, it's just a thought I was pondering and couldn't figure out what a lien actually does.

v=yyGKTKSKCiU&t=124sGives you the Historical chart to ponder over. 

Now I am in no way saying be rude to sellers or anything like that, it's really about being more assertive and knowing the value you bring into the transaction, it's like when the pretty girl knows she's pretty, you have to be picky too...Not every seller is going to be rational or open to how you do business and that's fine, qualify them Quickly and move accordingly. 

I am a buy and hold girl - but in your case, I would probably lean toward selling.