We have 3 attorneys we use depending on location & situation. 

Now though, HELOC rates are significantly higher and depending on what your primary mortgage is at it could be substantial. 

This information can be overwhelming, but I recommend looking for the following items:Credit Score: Depending on your criteria, you may establish a minimum credit score for your tenants.

We offer 80% cash out depending on the state the property is located.

Cash for keys is a good option but it depends how much they owe.

It all depends on location of course. 1 good thing I have going, there is no restrictions there.

They can choose to leave and you can both sign an agreement to terminate the tenancy, or, you are going to file for eviction and it will probably wreck their credit. 

Then seller didn't have a clear marketable title and the ability to sell the property.So it really depends what the liens are.

A JV structure is good for a one-off deal because the only commitment you have is to the investor(s) and that individual project or deal.So in part, the answer to your question depends on what your objective is. 

Finally, depending on the use and if they were ever given any permission then there may be no claim.