Depending on the State in which the property is located, foreclosure starts through a judicial process or a non-judicial process. 

On properties that stay pretty booked up too. 

It depends on your financial strength, the quality of the property, how many properties you own, etc.I like to start with one significant expense and three months of vacancy.

If you're in a high-cost area, consider out-of-state markets where you could buy a rental property outright. 

I have one property that is a 4plex in Carson City, NV.

My new plan is to start with a small multifamily property or a couple of single-family homes, buying distressed properties using my HELOC to cover both the purchase and rehab costs.

Can your property actually afford a 90% LTV loan at 8+%? 

Well, what would be happening is that your buyer would be buying your house subject to the existing note, since you can't legally sell the property without paying off that note or transferring the debt to the new buyer.

I have a property I'm considering seller financing with a wrap mortgage to a buyer, I'm currently refinancing the home and have the option to not escrow the taxes and insurance, which lowers the payment about 700/ month on the 1st position mortgage, BUT would escrow the T&I on the wrap mortgage. has anyone structured it that way what would be the pros and cons to structuring it this way? 

Getting into almost any property in Charlottesville for under $200,000 is quite the feat.