Some states have single action laws meaning, you can take but one action and while usually "action" is defined as a court action, agreeing to participate in a short sale would also be deemed as taking action and as such, some lenders would prefer NOT to accept pennies in a short sale and instead, let it go to foreclosure so their rights as a sold out junior lienholder are preserved, meaning, they get to sue the borrower for the full amount should they choose.

I will also be using Rocket City Preservation - J.T.

Many won't.The extra costs will reduce the purchase price which complicates it more for everybody.I am not debating the morality or ethics of it just saying real world what I am still seeing going on.Banks are the worst.I have a friend who does property preservation with his own company.Banks want him to go and cover things up in Atlanta for mold,lead and everything else.He tells them they need protective gear to enter and the cost and they say just mow the yard and winterize and trash it out and that's it.Many times the banks have him go around to give bids but the bank never does work they just have to show they got bids from people.So it's ALWAYS about the money.

Small headache I suppose down the road but I believe we help defer the tax bill, preserve the principal, receive predictable income and grow the value of your investment. 

I have heard on a few podcasts that asking to retrade should be the absolute last option, even after potentially leaving a deal altogether first to preserve the relationship and just tell the seller that it wasn’t the one for your team.Thinking bigger picture, if there is something negatively impactful with the property and it costs 10k to fix, it may be much more lucrative to eat that 10k on one purchase upfront instead of asking for a credit, to then make it on the backend, and potentially with more deals from that seller in the future because you were a buyer who made that particular transaction as easy as possible…Really cool concept, especially coming from the residential multifamily world where everyone does this pretty much all the time and it is very common…I would love to hear your guys thoughts!

I think you might be able to exceed those goals without taking on risk to your capital preservation goals.

I told him I constantly find vacant land and property here (part time I drive and do property preservation). 

Arbor Hills nature preserve Dallas in general is the land!

I'm looking in Las Vegas and with all the houses turning into rentals I thought an HOA might give my house an extra edge in value preservation and/or appreciation.Am I nuts, or does this make sense to others?

The Bank/Asset Manager hires and schedules the property preservation co.s, not the foreclosing attorney!