I don't think there is any contractual out, unless they can't close on time.If you want to PM the details, I might have a buddy interested, especially if it's a rehab opp.

Has any buddy done this? 

I tend to think it best to stay away from HOA situations.I literally ran into a buddy today who has a condo in an HOA and is going through a nightmare scenario of a roof leak that has destroyed a couple interior walls and is very costly to repair.  

My buddy is experimenting with the QR codes and the text messages for more information.  

@Dmitriy Fomichenko thanks buddy!

I have one buddy an attorney he has 200k worth of them in Mexico and uses them for family retreats in awesome locations and accommodations..

Thats like making 120k/a year if you were to equate that with someone with a regular job (which I have one of those too).And I actually have another buddy that is doing this and he's got an average of 600/mo gross profit.

Don't send me any yellow letters, they just go to the trash, LOL.Marie is absolutely right, learn to network with those that encounter distressed note situations, unlike real estate, where one estate attorney calls his buddy, notes are a different animal, those that will buy property usually don't really buy paper.

Value of the building (six years since purchase) is conservatively now $1.4mYear 5 - with the 6 unit under my belt and saving, saving, saving from my W2 day job, I partnered up with a buddy and went halfsies on two duplexes out of state (Nashville, TN); 25% down on each, conventional fixed-rate 30 year loans on each. 

Friendly - personable, polite and professional.... not a "friend or buddy".Fair - abide by all landlord tenant laws, communicate openly and honestly, no special favors for some tenants and not others.Firm - have the backbone to hold tenants accountable, stand by your written rental agreement.Fast - swift to do maintenance and repair, swift to address tenant concerns and swift to enforce the terms of the rental agreementFlexible - take into consideration extenuating circumstances and be flexible when it is warranted, but don't let tenants manipulate you or take control.Since your grandmother chose these tenants and is compromised because of her church relationship with them, do her a favor and take on the responsibility of addressing this issue as her agent.