I’m wanting to have consulting and deal structure to protect from heirs, bankruptcy, death, due on sale.

If the goal is asset protection utilize bankruptcy protected assets such as retirement accounts, homesteads, private annuities, etc; an asset protection “plan” that utilizes limited partnerships, foreign asset trusts based in Nevis or the Isle of Mann, or renounce your American citizen ship and move assets to Lichtenstein.  

however, bankruptcy can't extinguish debts that have been incurred through fraud.

Interest rates, bankruptcies from moratoriums, etc?

In the last 30 days the tenant could have initiated a bankruptcy, had an eviction added to their record, been sent to collections by a creditor, etc.

This would likely lead to a bankruptcy filing, and depending on the facts surrounding the incident involving the car, the obligation may not be dischargeable.Good point.

We just can not track down this investor and think they will leave us with a bankruptcy.

Closed accounts has an auto loan for $9k that says B2 (chapter 7,11, or 12 bankruptcy).

The developer declared bankruptcy.

Has the manager ever filed for bankruptcy?