If you're a single mom with student loans, a car payment, and living paycheck-to-paycheck, then $20,000 would be devastating and a reserve is critical.

. - The home is 2 payments behind and already got a letter from the lender about future foreclose.

Higher rent, guaranteed rent payment, collections and damage you just call their commanding officer.  

Do they use a servicing company to make the payments directly to the , or do they make payments directly to the seller and hope they pass them on to the lender?

I talked with Chris Sadler at Reva and to stay in theDST will mean no payments at all because the money will go to reserves for a unknown future.And to sell DST will only bring about a little more than 50 cents on the dollar. 

Get the siblings on board to take payments for 15 years at 6% interest.

You would still save more money 9 out of 10 times living with your parents but being able to leverage a low down payment loan will allow you to get a very high ROI on relatively safe investment. 

I weigh more on making 3x rent and having great rental history of on time payments with no evictions, no lease violations or violent criminal history.

If you offer more $ for the property than the all cash offers AND you appear to the seller to be highly qualified in the method you are using for sourcing the payment, at some point your offer will be more appealing than the all cash offers.I don't understand why you would consider a 1031 for another property in two years. 

Those typically seeking $30-$50k are for down payments or second position liens. 2.