Today my broker said he was emailing and calling them for 2 weeks already but they will not budge!

I'd also recommend finding an investor-focused agent in that market, sharing with them your buy criteria, and then having them set you up with an email list for properties that get listed. 

Imagine a welfare system that was centric to a hand UP. 

If the economy takes a downturn, you could wake up to a very uncomfortable email from your lender restricting your access to credit from the HELOC at a time where you might need it the most.

Doesn’t look like it from your email bubba. 

You will want to consult with a lawyer.In regards to your last two questions here's some background on what makes a contract valid and enforceable:Offer: A promise to do or not do something within a certain time period Acceptance: A clear and direct statement that all terms and responsibilities are accepted Consideration: A legal and adequate inducement given in exchange for the promise Capacity: The parties to the contract must have the legal capacity and competency to contract Awareness: A party must be aware of the contract Legality: The contract must be legal in the jurisdiction it will be operating in***Not legal advice*** Steps I would take: -Review contract in detail to understand each counterparties responsibilities (if you are not aware)- Email a copy of the lease to each of the tenants listed on the lease and reiterate lease expectations for termination notice, rent payment etc. - If the lease was signed via Docusign (other esign may have same ability) - you can go to the envelope, go to history and view the IP addresses for each action taken.

If you'd like our "Keep or Sell" spreadsheet, email me at [email protected], but I think that you'll have to be very aggressive with your assumptions around rent growth and price appreciation in order to justify keeping this property. 

Can you email me with some investment products you were mentioning above?

I’m definitely going to do something because I can’t imagine doing nothing.

My email is [email protected] again and looking forward to hearing from you!