If some beneficiaries have already rejected seller financing or sub to deals, then the trustee will obey their instructions. 

You just have to season the funds which means get it into a savings account 3 months prior to the purchase application.

The HAP contract transfer seems to require prior experience.

You can either send in capital you've saved in a highly accessible account or you can invest using your retirement savings.Wire Liquid FundsIf you've saved your investment capital in a highly-accessible, highly liquid savings or other bank account, you can simply wire the entire investment amount to the sponsor, according to the instructions provided in the investment documentation.

Unless you got amazing supporting documents from the previous owner (a move-in checklist, pictures of the unit in the prior condition) it could be hard to make a case to keep the deposit.If you do keep the deposit and they file a claim against you and win they could get 3x that security deposit.

Prior to about 15 years ago the PM used to call with a rundown of the applicant’s credit, income and any relevant facts and I would approve or deny.

My picture appears to be the same as prior years.

Technically, according to my calculator, it does cash flow when I account for the upgrades prior to purchase (which is why I purchased the property), but during the last 6 months of ownership, in my P&L, I am not making any cash flow.

I’m also curious about approaching owners that had their properties get listed for a direct purchase prior to auction.

Look at the instruction manual- some of those things have 50-60+ hardware pieces.