Harrison, My firm regularly deals with variances and local municipalities to assist clients in obtaining variances.

It happens fairly regularly at our lake house.

You will get the points back in no time if you continue to make all your regular payments on time. 

The notice was sent certified and regular mail as well as hand delivered.

Hi, I'm wondering with the market like is right now, high interest rate and just having $30k cash and having a regular mortgage.

I still get phone calls and letters regularly for properties I sold more than a decade ago.I always offer to sell them again, but am straight-forward that I no longer own the property.

Instead of regular deals they have a lot of these rate/ term refi products on their books.

If you were paying attention in class and passed the in-class test, the regular exam should be a breeze.

With a note (while you can force appreciation by converting from non-performing to performing) you won't see any other appreciation, taxed at regular income rates, and lowered equity over the course of the payment schedule and it looks to me that you are only investing for cash flow. 

I do not know how close your friendship is, but I would advise you to exercise extreme caution.