If you didn't touch the property, didn't cure some title issue, didn't effect marketability or use, then what made the property more valuable? 

I've given a lot of leads to investor friends that cured the loan, bought from the seller, and moved in a new buyer or lease optioned it. 

Your best bet is to "skip trace" the children and determine if an agreement can be made to open a quick probate case in order to cure loan and sell property (to you). 

Scott,The eviction process varies from province to province, much like it does from state to state in the U.S.A.You can evict any time of year - the not being able to evict in the winter is an urban myth much like the unfounded belief that the power company cannot disconnect your electricity in the winter.The big issue with eviction in Toronto (TO) is the backlog in the system ... on top of a system which is tenant friendly.Down east in NB, we can file a Notice to Vacate the day after rent is due: the tenant has 7-days to cure (pay they outstanding balance) or 15-days to vacate.  

Also if the loan matured...there is no right to reinstate or, if the default is non monetary and is a material breach, if they don't cure the breach, there is no right to reinstate.

That certainly could be cured by year end and we would expect the return to stabilize similar to the previous year as the variables shouldn't eat away more than they did prior year within a deviation or so.  

If issues come up the problem is with the Seller to cure or payoff. 

Seems like the seller accepted my offer but with two concessions.1-as is no repairs2-seller may cure or mitigate violations and finesMy question is about the word "mitigate". 

Typically when my company sells an REO we cure HOA liens so title is clear at time of closing.

I am curing about the HOA fee.