. $100 wager to anyone interested that says HUD doesn't do anything, other than maybe prohibiting him from buying HUD homes in the future.I won't take this bet because, as far as I know, their policy against first time HUD OO violations isn't widely enforced.

@Joe Gore,All bets are off if you have already been sued, that's what I was talking about by court orders.

If you're betting on appreciation, you might do ok.As far as why someone else didn't buy it, you never know.

The IRS doesn't get the note terms.If he refuses to close you have him on a valid contract, he won't want to go to court for performance, nothing personal, it's just business.If he closes he can come by personally and pick up his payments, I'd bet he gets tired of that.

What would be my best bet as to start up money or money up front ?

If I'm off on my rehab costs or my ARV, all bets are off.

While your imediate area may be tought to cash flow, I bet within an hours drive there are neighbrhoods that will make great rentals.

Your best bet will be smaller local banks.

What would be my best bet.

I know it may seem crazy, but I'm just wondering if the wallpaper doesn't come down easily (which I bet it won't because it appears to have been there a while) how difficult it will be to fix the walls.