So far, it’s been frustrating and time consuming - several dead ends.

Since then, I've consumed a lot of content on and off of BP. 

Let’s start by examining what the FHA single family home loan handbook, HUD 4000.1, defines as a loan assumption.

Maybe there are statistical models that predict C% loans getting paid off in full & sooner more frequently than D%, so Wall Street pays a premium for mortgage  backed securities with more of D% in it, which is passed onto the consumer in the form of D% being offered for merely 0.3 more than C%.

I calculate the cost of each turnover for the specific unit, including laundry, consumables, cleaner, etc. and then make this my "cleaning fee".

This is one of the reasons why I believe teaming up with a mortgage banker over a bank or credit union is more beneficial to investors and consumers.

@David Morgan, it sound like your thinking is solid to me from a consumer side of things.

I  have no experience in the field of real estate and have just been consuming every bit of info I can from BP (which has helped a lot.)I have been listening to podcasts, signing up for every webinar, analyzing deals daily using the calculators. and have recently purchased a few books from the site that I will begin soon. 

Secondly, depending on your state laws (and left coast consumer laws won't help you)  the old "hold a QCD to avoid having to foreclose" usually won't stand up in court.....referred to as "circumventing foreclosure laws".I'm sure your market there is competitive, so the worst he'd probably do at foreclosure is the property sells for $600-$700k and he walks with $400-$500k cash.....probably much better than you'll do for him.

I think the most time consuming part will be writing the shipping addresses by hand.