@Shelly Forte I have experienced unexpected delays before but it's bound to happen every now and then with printing services.

The ex-wife has talked with the bank about doing a deed in lieu when the time comes, but i don't think that is allowed with deed in lieus because i think that only works as your primary residence as far as I understand and even if it did i think the amount would be taxed as income so she'd have an unexpected tax bill.The house is under water.  

Mark - being a hud broker, do you often have many unexpected issue come up on inspections that people ask hud to repair or credit? 

I began showing it and got it leased starting the second week of January.My point is, my seriously ill tenant who was near death at one point did not use his unexpected hospitalization to avoid his responsibility for paying his rent. 

@Lane Mccracklin I plan to wholesale until I have enough capital to endure a flip in case there are unexpected cost, which from what I hear there usually are.

Knowing and hearing all the horror stories I realize there are alway way more expenses than you ever expect, so therefore we plan to collect $80k for every property, so we would haven about $30-40k left over for safety margin in which we can use for initial remodeling if needed, and any unexpected expenses that may come up.

This necessitates additional (expensive) tear off costs, sistered rafters & all new sheeting.Then there is the possibility that the replacement of the original clay pipe sewer lines will be another unexpected cost along with the need to install sump pumps that must pump to the new french drain you created out back, rather than into the sewer. 

The rehab was painful with some new, unexpected problem everyone we turned around.

There are so many decisions to make when rehabbing or choosing tenants, hiring and firing contractors, choosing ceiling fixtures and coming up with more money when the unexpected happens.

I would be delighted to hop on a call with you, there really is too much to talk about.