Must give them 20 days to cure and bring current. 

You are kidding, right.......really, I have a drawer full of unsigned contracts I'll assign to you, juts a hundred buck each, what a deal......Seriously, what would cure your confusion would be to begin with learning real estate and the flow of how business is conducted, then all the guru stuff would be much clearer, just a suggestion:)

I have done pre-foreclosure and short sale appraisals in the past, the bank wants different value estimates, value "as is" and value as repaired based on an estimated Cost to Cure for an deferred maintenance issues or required upgrades....the also ask for a value for the property to be under contract in 30, 60 and 90 days...I don't do BPO's but I can tell you that they are asking brokers to do them for $30-$50 which I wouldn't even consider, at this price they are getting what they pay for...pay peanuts, get monkeys...never heard of a set % from the bank other than what people here in BP nation have said about their accepted offers...good luck...just my opinion ! 

I would definitely be having a frank discussion with them, followed-on with a letter giving them 1-2 rent cycles to cure the problem.

After trying everything to accommodate her, the strategy is now:3 Day Notice of Cure Breach in the lease for inspection or Quit3 Day Notice of Pay or Quit for late peymentLease terms are defined that lease expires on 6/7/14 and there is no month to month allowance or extension permitted so she must vacate.I have 2 prospects waiting for the home that are waiting to place 2x month rent for the security deposit, $3600, plus pay $1800/mth going forward.All this said, if the current tenant has no place to move to with her family and children, I have given instructions to the attorney to accept an additional security deposit of $1000 cash, a cash payment for the remainder of the month at a 30% increase and a newly signed lease that terminates on 6/30 with no possible opportunity of extension or reversion to a month to month.Based on her broker and property management experience, as well as concern for her personal credit score which was 760, it is my belief that being served with 2 - 3 Day Notices of Default and that an attorney has been engaged, she will decide to either cure the defaults and move on 6/7, or find the cash, sign a lease for 23 days with payment and then move on the 30th.Wanted to make sure all had the details plus the facts that as a landlord I feel a responsibility to my tenants and their tenants, hence the opportunity to extend, but also that to get the opportunity they need to be held accountable.

Also, worst case scenario if the DOS is instituted, you have 30 days to cure....simply transfer title back to your name.

Additionally, you need the right to cure any lien which might take a superior portion to your security instrument and you need the right to demand re-payment for any such advance.

Only under certain circumstances can your agreement be terminated, violations of law, property not up to standards, drugs, etc. and usually time mus be given to cure any deficiency, especially when a tenant is in place.Yes, it could arise from being a trouble maker, but they still need to follow the rules, so you may be dealing with the Regional Office and report the current issue about that office.

I can use this data to justify a lower offer based on the vacancies that I have to cure myself.

Does your lease not have language that stipulates the tenant must pay all fees & expenses to-date to cure a delinquent condition?