Hey @Linda Cooper, late but sure haha.

After repeated attempts to gain her cooperation to drop off the deadbolt key, but getting excuses from her on getting the key, but certain that she had moved out, my maint crew gained access Oct 24th through an unlocked window, and changed the locks.

It is not that difficult to stop/postpone the foreclosure depending on the lending and the cooperation of the sellerNot a smokin deal if your numbers are correct and depending on any repairs but possibly doable.  

Many people use it incorrectly and confuse readers.If there's equity or you think an upside plus positive cash flow, then your seller will need CPA's (capacity, powers and authority) to sell to you as well as some level of cooperation from secured lenders.What's your plan?

Does anyone have any recommendations for a title company in Northern NJ that cooperates with assignment contracts for wholesaling?

This situation in no way shape or form relieves the landlord of the contractual obligations to his/her broker and any commissions due cooperating brokers vis a vie the commission agreement.Assuming the landlord complied with statutory disclosures, this is not a licensing issue.

Half of this goes to the PM and half goes to the cooperating broker who brings the tenant.As far as the monthly management fee, 15% is way too high.

Your cooperation wouldn't be worth $5k, maybe $500 if they just wanted to make the process quicker.....they don't really need your cooperation.

So unless you show up within hours of the listing coming on the market, expect a super-pissed occupant who won't be cooperative because 15 other people have been knocking on their door.

Then do what @Cooper Magli said and go back to business as usual in 6-8 months.