Compare that to a cash out refi HUD with all the fees and what not.

Can he ever get to how to do things instead of having to point out what not to do?

Now is there a site that says what the % of rentals are vacant and what not?

Thats why its so important to use a Google number and what not huh?

It is a 3 BR 3 BATH apartment Unit and the market is hot for these here and they sell quickly so I did my analysis, included all the things like capex, repairs, whatnot, and still come up negative.

I read your previous posts detailing your past experience with a shady operator.I hate that you have to undergo that whole episode; it's what we investors call "taking a seminar" in what not to do in the future. 

What are the best practices and/or what not to do?

I do not understand what "not in a position to foreclose" actually means.

I've been dabbling with real estate for a few years now (due to my father's part time involvement in the market), nothing ever serious though just learning common concepts and what not.

In the meantime read these threads, listen to podcasts, read books, and basically do whatever you can to learn vocab and what not.