Grant Cardone is gimmicky sales pushy,  worst at a higher price point and charges every year $25,000 to be in the 'rei club network'?

You could try the angle that the owner was trying to manage too many units before and now that you've taken over legal responsibility for the worst ones, you will make sure things go smoothly. 

So far for the bookkeeper to sort out 2023 and 2024 to date has been $1000 or 20 hours.

Just want to be prepared for the worst scenario if we end up in the eviction court.

With that said, and not to take up for some lender, but if the numbers are what you expected, and they are just updating the HUD with title/attorneys up until the last minute, that's probably not the worst thing in the world.

Ignace, Michigan because you saw it on a list is probably a waste of time unless you have some sort of connection to that market. 

Food for thought: it is easier to get a loan of any sort on the owner occupied part, to include HELOCs. 

And what sort and why?

They are litigious at best or fraudsters at worst.  

@Luis Herna I've seen you on the forums asking all sorts of questions around creative strategies.