This must be very unfortunate for the investors because they had only sourced 70% debt so 30% of the equity from investors went poof..Re: threat of legal letter, personally I would post that online and say "wow, see the response I finally get"...

This guarantor, who may be an individual or another entity, will be responsible for the difference between what is owed to the lender to make them whole and what has been recovered.If the lender makes the loan to an individual (natural person), this person is implicitly the guarantor via the note, and no separate guarantee is needed.

Yes you need 5 people per bedroom. 1 single person short and the Sheriff will simply leave and you have to start all over again.

Not to sound discriminating, but what kind of person hoards? 

Interest is 18%.for a total of 30.5k in debt.current financial status:1k emergency fund.1k in reserves outside of that.6 month plan:I'm going to japan in march with my sister so i'm currently reserving my money to do cool things in japan as it was my personal incentive to get my *** into gear and get my life together.after that trip i'm planning to tackle my debt in order of highest interest rate to lowest interest rate.I believe i can comfortable put 2500 a month into my finances. so i expect to be able to be debt free roughly a year from march.After that: im planning on parking my money into the smp 500 to help it grow until i have enough money for a downpayment on a duplex to a quadplex and doing the houshacking strategy yall talk about.

@Ryon PaxHave you considered cutting some of your personal expenses to pay for the HELOC or find another way to generate added income?

Vet the person/people before anything else.  

Selling property for top dollar is not as simple as putting it online.

Most places have online property search tools that will give you the owner's name and mailing address for free.

If not you can close and simply pull out a 2nd or opt to take out a personal loan and consolidate on the ARV at the 6th month mark.