Is this how it owrks, that all JUNIOR lien holders get completely wiped out and you own a property free and clear for 5k?

As the original note holder (after you've sold the property), normally your profit margin allows you to be able to take such a hit.

We have found that it is harder in last 6 months to get the home run deals (lenders asking for more, second lien holders not just settling for a few thousand...SPO language limiting flips..lending environment) but that lenders are also just as willing to postpone foreclosures.

But it does protect account holders, right?

There are probably times when an ARM holder can't convert to a fixed for whatever reason so it is not always feasible to compare.

I know some investors that never look for a deal, they rehab only, or are buy and holders, and are happy to be on all the lists of wholesalers and bird-dogs in town and let the deals come to them.

For tax purposes the IRS may require you (the mortgage holder) to pay tax on "imputed" interest.

Anyway, I carried my own homeowners insurance and I was listed as owner on title and the owners were the lein holders.

The only thing that I would add is to make sure that the borrower (buyer) gains insurance on the property in case of fire/vandalism showing you as the lender/lein holder.

Currently, she is privately looking for management experts who will be willing to act as investment portfolio holders and administrators.