It started out slow, the person who watches my kids is a stay at home Mom who lives close to my office. she has kids the same ages as mine and watched my kids on day a week when I went to team meeting.

At the end of the day, as others have suggested, some combination of strategies would work best

@Chinmay J. the owner or anyone in the chain of title can redeem the property up until the day a judge declares the foreclosure final.

An even safer way for the friendly loan is to never put the money into your friend’s hands.You wire funds directly to the title company and just provide the loan paperwork to the title company.Verify with the title company first to see if they are OK with that scenario – some may not like the idea.Investor friendly title companies have been OK with it for me.In this instance you can get the notarized lien release from your “friendly lender” dated the same day as the loan as your insurance and the money never touches their hands.

I don't see the market cooling in the next year in fact it's just getting crazier every single day as far as I can see.

Also take into account this is a leap year so I would gain an extra day as well.

I'd try to give an answer the same day as BG/credit check results at least. 

Right outside of that courtroom is a long list of the eviction cases on the docket for the day. As

The main problem that I found is that 1st lien holders do not allow a 2nd lien (mortgage) on the property on the same day as the closing.

As you and many others have mentioned it seems to be a large risk and I am trying to do everything I can to limit that risk, but at the end of the day a bad HOA is a deal breaker for me.