I want to help them get their foot back on track and even do a loan modification to help them. 

The cost broken down was the following work.Tree cut down and limbs cut back from over house and haul offSeveral tall shrubbery removed from against house and haul offBroken  gutters removed and new gutters installed for front of the house Cornice package repair and paint several locationsDecking repair and new shingles in sectionRodent removal and feces removalNew insulation and removal of feces-embedded insulationHVAC drain pain drain pipe modification Note: I'm not sure what a handyman could do other than this to remediate the infestation but this is what I would have to do to stand by the work. 

Looks like it might get a better response...launch it and see where it needs modifications.

We will approve some modifications if we are consulted ahead of time.

@Allen Lopez on the one hand you are upset that the landlord didn’t take care of the roof leak earlier which sounds like it may have necessitated a move 6 months ago.

So I educate homeowners about ‘what’options are available to them in the marketplace such as loan modifications, forbearance plans and repayment plans (options they can contact their lender for details about later) … One of the many options I discuss is assigning the property to me.

You need to bring the 1st current if it makes financial sense or rectify it somehow ( loan modification).

B of a declined our loan modification and i haven't paid my mortgage for 20 months so Im in default and the house is now in foreclosure.

I do not want to wait until I have 20k in reserves which could take years in your opinion is this an absolute necessitate? 

Buying in the name of an LLC could necessitate using a commercial loan - much more expensive.