Got agency credit with a fixed rate for seven years, will probably sell before that point.  

We have long outstanding relationships with the best of the State (MSHDA) run section 8 agencies in Detroit.

I'd attack the credit report :) 1) lower (pay down) whatever accounts have a high utilization percentage 2) contact each of 3 major consumer credit agencies and get a free report, then dispute every hard inquiry that is *NOT* associated with an open account 3) call the credit cards you already have established and ask for a credit line increase -- often can be done online and they do not verify income, hint hint. 

🏦To get to the point where you can avoid personal guarantees, you’ll need to build your business credit over time:Open trade lines in your business’s name (utilities, vendors, etc.).Make sure you’re reporting payments to business credit agencies like D&B.Keep your debt-to-income ratio low and maintain good cash flow.It doesn’t really matter if it’s an LLC or S-Corp—what matters most is establishing the business as a strong, creditworthy entity.But yeah, in the early stages, personal guarantees are almost unavoidable.

Talk through the options the owner has to solve the problem and give them agency to pick the solution they want.

With the changes in buyer agency, the oversight needed with so many agents was a time suck.

You now have a baseline of what to avoid for your next deal.I can't understand how he's doing deals with the agencies if he has foreclosures on his record?

It's really difficult.Some attorneys will help with collections, but their results aren't great and you have to pay them for their time, whether they collect something or not.My suggestion is to turn this over to a collection agency.

Mandatory travel restrictions imposed by a governmental agency, such as an evacuation order.

If they discontinued their business relationship, the broker would have had to inform some state agency.