If they don't respond, file in Small Claims to get their attention.

From the we told you so file. 

This form is sent to the borrower, investor, and the summary form is sent to the IRS.Other fee for services may include door knocking, bankruptcy research and filing of proofs of claim, providing credit reports, workouts with borrowers, loan modifications, short sales, REO (Real Estate Owned) management, inspection services, foreclosure management, etc.SERVICER OF RECORD OPTIONA servicing company may also offer you the opportunity to do your own workouts with the borrower while using their license as “insurance” (this is what we meant by “insurance reasons”).

But if you have a good rep, you should be able to close files in 15 days. 

It contains hundreds of files such as ebooks, checklists and spreadsheets for real estate investors: https://www.biggerpockets.com/files Good luck investing.

@John N CookI don't have much experience with ROBS... but the C-Corp requirement will mean that your C Corp has to file and pay its own taxes - unlike a Single Owner LLC, which can file within your personal tax return.  

They had just paid off a tax sale before we filed our foreclosure so I think there was some confusion that there was actually a second foreclosure.

While I am aware that an SBA loan is an option, I am considering alternatives as we have not yet filed our 2023 taxes and may not do so before applying for this loan.

If the LLC you set up was taxed as a sole proprietor then it would not file a tax return. 

But if you rent any property, including part of your home, for more than 14 days, then you have to report that income on your taxes.However, based on what you said, you won't meet the IRS requirements (Treasury Regulations section 1.280A) to be considered a short-term rental (STR) when you file your taxes.