Please note that I am not an attorney.1) Cure or quit for non-monetary charges.

A lender can only avoid the 120 day rule if they are protecting their interests from a lender in foreclosure on another lien meaning, if someone is in foreclosure with one of their lienholders, the other lienholders can file right away but absent that situation, a lender must first make demand to the borrower to cure the default (subject to) and only after the borrower fails to cure, can the lender accelerate the loan (Call it due) and only after 120 days from acceleration can they file the first legal in foreclosure. so, yeah, the lender can foreclose but not in 30 days.

on a wrap you pay the seller and the seller makes his / her mortgage payments .. and if the seller stops paying the mortgage ( which can happen and then just pockets your payments) you have the right to cure under the provisions of the AITD.

Those property's NOI would sell for the same cap rate and a cost to cure adjustment would be subtracted below the line.Finally CAP RATE IS OF ABSOLUTELY NO USE AT ALL FOR SFR'S AND SMALL MULTI'S! 

@Barbara Kennedy  if you put a house on a website with picture bed bath etc and give the illusion your selling it.. and or put an add in Craigs list again in the homes for sale section that is illegal in Oregon.. assigning contracts is not.. but pretty hard for all but the most established to be able to actually do it without violating the laws.. and one trip to salem to talk to the DRE will cure you of that  LOL

I'd recommend enforcing your lease agreement and if it did not allow pets, send notice of non-compliance in accordance with the rules in your jurisdiction and, if not cured, ask them to leave (including eviction filing).  

With SF illegally evicting non-problem tenants and non-documented property issues  (police reports, Lease violations or written notice to residents to Cure or Quit etc..). 

But there are roofers that will work during the winter and you can put cement under a hood with a huge heater to cure it, but it isn't optimal.  

I'm wondering if someone has a sample  letter in regards to the obligations to keep taxes current and demand to cure this default in payments back to me as I will pay?

You need to do a title search to determine IF there will be a remaining lien attached to the property if you buy, AND to determine how much that lien will be to cure, so that you can ADJUST YOUR OFFER PRICE ACCORDINGLY.