If I buy out the first lender, can I foreclose with the total amount due for both loans combined, or will it remain as two separate loans, with only one being foreclosable?

The boot amount is taxed as capital gains and may also trigger depreciation recapture.For example, if you sell a property for $500,000 with a $300,000 basis, resulting in $200,000 of gain, but reinvest only $400,000, the remaining $100,000 is taxable.

Better yet, accept the fact that there are always going to be the poor, and a good number of these people - especially in class-movable societies like the US - are going to be there because they aren't motivated enough to do anything further. 

Hello Ralph,Yes you can used a HELOC from another property as a down payment for a new one, then get traditional financing on the remaining 100K. 

The analysis also reports that new multifamily development will “remain near the average recorded over the past five years”.Integra Realty Resources’ 2017 Commercial Real Estate Trends Report ranks Pittsburgh #2 on its Top Markets by Multifamily Transaction Volume Based on YoY Change.Pittsburgh’s rental vacancy rate has declined by 25% over the last five years.Pittsburgh is booming with developments (see reference #6), “there is no better place to be a developer right now than in Pittsburgh.

Assuming your property is in Utah (like your profile indicates), here's the state law from a basic internet search:In Utah, a tenant who abandons a rental property without notice is liable for the lesser of the following: The rent remaining on the leaseThe rent plus the difference between the fair rental value and the agreed-upon rentThe cost to restore the property to its original conditionThe landlord can also remove the tenant's belongings and sell them if the tenant doesn't claim them within a reasonable time.

One of them is in TX, another one in MA and I am not sure about the remaining. 

any advice on paying mortgage off or faster With a standard mortgage, your monthly payment will remain the same for the life of the loan.

But the real key is to find motivated sellers.

However, no one at PennyMac was able to provide documentation nor were they able to confirm that our monthly payment would remain the same after transferring to the LLC.