I spoke to the hard money lender and the foreclosure date is postponed to Feb 6. 

Also, a copy of the notice must be posted at one public place in the city where the property is to be sold at least twenty days before the sale.PostponementTrustee Sales may be postponed by the first at the direction of the lien holder.

Especially in this market where folks will just use your services to get a sale date postponed!

Exterior work can be done after interior so I would have postponed that, maybe even till after new resident was moved in. they don't live outside...you gain rented days..4.

There are so many factors with short sales.You should have gotten WRITTEN CORRESPONDENCE from the foreclosing attorney for the bank that the sale has been postponed through XXXX date.Sometimes some lenders will continue to run the foreclosure while under short sale agreement so that they do not have to start over if the deal falls out.It really sounds like you had 2 inexperienced broker/agents working on this.You shouldn't have put a dime into anything without the full written approval from the bank and the foreclosure had been stopped by the FC attorney in writing.

The trend is towards mobility, career flexibility, less material possessions/minimalism, ability to travel, having less children or no children at all (i.e. less pressure to purchase a house), postponing or foregoing marriage...

I am getting a little frustrated when the trustee starts to randomly postpone the sale of properties without my knowledge (me meaning the beneficiary).

The lender has postponed the auction once already.What can I do to help insure that the SS is not approved so the lenders goes ahead and goes to auction?

I can only cut about 7k off of the reno by postponing until later, which still doesn't help my situation. 

If so, are there any strategies to postpone the taxes (like 1031 exchange, etc.).