I feel sorry for no one with student debt or mortgage debt.

Are you obtaining debt or all cash?

Also would be good to find projects using no debt or non recourse debt.

If you don't have the capital to tie the property up with an earnest money deposit, your chances of obtaining the capital either as debt or equity to complete the purchase are about 0.

If you buy from the debtor who's name is on the deed, do you then contact the mortgage company and try to settle with them or is the debtor responsible for that?

I'm not a fan of carrying consumer debt or car debt, because those are liabilities that are going down in value and slow me down on the path to financial freedom.Imagine how much less stress there is when something breaks on a rental property or tenant moves out and you have plenty of savings to handle the lack of cash flow for a few months.

If the debtor owed back taxes and the property did not sell at auction, is the buyer turning in the right to redemption          responsible for back taxes?

The other option is to double down and take a how equity loan which I could probably squeeze 20-30k out of and pay down about half of my student loan debt or put 20% down on 1 or 2 more rental properties.

You should probably take your "liens" (not sure what kind of liens they are) to a local lawyer and have him/her check and tell you what you have and how you'd now move to enforce payment of them.I own a foreclosure co (in WA State) and am seeing a lot more foreclosures than in the past because a lot of property buyers are in deep trouble and can't keep up their mtg payments and that's probably what's happened to your debtors.

I would like to pay off the existing loans and have a new loan (with the corporation as the debtor -- I understand I'll be giving a personal guarantee) for the purposes of having cash to use for a down payment on a multi-family property.