To work this deal, remember who has the power:BK judge - no transfer can occur, either voluntarily or via foreclosure with a bk stay in placeBK Trustee - expects to be paid and will make a court motion to have BK dismissed if they see no payday for them in the horizonProperty owner - can make a voluntary "request for BK dismissal" if they are ready to move forward and obtain an Order for Voluntary Dismissal from bK judgeLender/Servicers/Asset mgr will probably go forward absent so other information which would cause them to rethink or re-price their short pay.

So, here I am starting to put the plan in to motion!! 

(Show the idea moving out of the old market and into the new market, in motion.

It can feel like slow motion.

Remember, things in motion tend to stay in motion.Hope it helps.

This will be my first flip in CA, need to run through the motions on a somewhat easier deal as far as reno goes to get the ball running.Numbers as follows : PP: $438,000Loan amt (25% down )- $328,500 points (1.5% )- $4,927interest (10.5 % plan on holding for 4 months )-  $11,497Commish on sale ( im an agent will list myself so only accounting for buyers agent 2.5% )- $13,895Closing costs ( 1.5% of total purchase and sale )- $15,000Holding cost ( hoa, misc )- $1,000Reno cost: $38,000 - 3 windows $2,000basic kitchen rehab- $10,000flooring ( luxury Vinyl flooring )- $5,000gutters ( one run ) and minor fascia repair- $2,000Exterior landscape clean up- $5,000 2 bathrooms- $10,000Paint- $3,000Misc- $1,000- Dumpsters Private money fee: $5,000ARV: $555,000 - Conservative the last two comps sold at $570,000 and $580,000 both moderate condition.

Is it better to have motion sensor lights or lights that are on 24/7 ?

How likely is get out of the deal by filing a motion to vacate the sale? 

I don't think most tenants are that smart to bring up that motion in court.. but yes you can sell a rental property and continue to own the lease agreement.

I am already setting plans in motion to relieve all of this debt and I may have to stay with this job longer than I care to.