Typically, unattended to small maintenance items will become bigger issues over time.

Typically, private lenders pay anywhere from $500 to $2,000 for loan documents, depending on the complexity of the deal and the attorney’s rates.

Another difference is when a PM quits, typically the stakes are pretty low, you just hire another one.

I'm only guessing but based on what some of the local project managers were saying is that a typical family of four that was paying for a three bedroom cabin decided they could get by with a one or two bedroom with a loft or a pullout sofa so the demand from the larger ones went up. 

You can file paperwork yourself or as others have stated, hire an attorney.Typically, you'll want to have a notarized affidavit filed or writ of possession issued and signed by a judge.This can vary from jurisdictions so if you are unfamiliar with how to move forward it may be best to consult legal counsel.Legal counsel will typically cost in the low thousands after filing fees, processing fees, attorney fees, court costs, etc.

I am not familiar with Horn Lake and the economic conditions you mentioned as a CON, but if you already have those concerns, on top of a large rehab, which typically don't shrink as you get started, and being OOS and needing a PM team, you may want to consider other options as you get started. 

@Bijan SabbaghiYou don’t that’s the challenge - we pull data from several places as a note holder and for example and currently we see less than 20% actually going to foreclosure as most are ending in bankruptcy right now due to borrowers equityThe ones that are under water are typically going back to the bank.Best bet is to find properties where deceased or maybe divorced to get higher chance of actually going to foreclosure

A lender or appraiser will typically use the most recent MLS comps (for updated properties) in the area to determine ARV.

If you sit empty for one month, you lose $1250 for PITI, plus utilities and any other expenses.

Will definitely utilize it all soon :).