@Michael Daniel Ultimately, it's all about confirming what the housing authority pays.

If I sell one house per year, it will pay for itself.

In the end we had to pay to turn the space back in to a white box/shell and closed with basically zero physical assets.

Quote from @Shawn Questa: Hi all,I am curious what some of the Pros would do to Help a Seller in this situation while making a Deal happen.I found a 200+ day old MLS Listing where the Agent said the Seller is in Financial Ruin, hasn't Paid the Mortgage in a year, owes about 180k on an approx. 210k House and multiple Buyers have backed out.I don't know how someone could not Pay their Note in a year and not at least be in Pre-foreclosure. 

To confirm, did they pay timely and what kind of condition the property was left in. 

Don't let them choose for you.Just inspect what you expect....Also I would talk to housing office in Memphis to get a feel of how many people are on the Section 8 waitlist, what kind of rents they pay, what zip codes are they targeting, see if they have any stats about how long tenants stay and average rent.While a lot of people try to look at google street view to get an idea of the neighborhood, there is no substitute for visiting in person.

Are you looking to pay off the hard money loan, fund another investment, or cover property improvements?

I focus almost 100% on my pad ready land cost to come up with profitable deals. 20% of gross development value is the most I will pay for land.

Ignore the $1,250 per month because that's your cost of housing, if you didn't pay that on the home you'd have paid that in rent so that's a non factor. 

I’m not sure where to go from here or what, if any recourse can be made to recoup my money.My take is you get what you pay for & low interest is not worth the crap we had to ho thru and in the end, they didn’t come thru but will brag how they close hundreds of deals a month.well, they didn’t close this one!