For your part, it might seem like a free roll of the dice to go to court, but there are surprises and landmines along the way, litigation always takes far longer than anybody expects, and the time and emotional expense of fooling with litigation are energy drains on more productive endeavors.

These names frequently come up in investor circles because of their reliability.Speak Directly to Their Team: Legitimate lenders will have knowledgeable representatives willing to explain their loan products and processes in detail.

You can proceed with a cash out or rate and term refi up to 65-75% LTV depending what product and terms you choose.

Look at quality properties (not something that is cheap and looks good on paper). 

I suspect most who requested cash for keys had previously received cash for keys.What I do instead is explain:- the housing shortage in my market and that an eviction will forever make it difficult to find a quality rental in this market. - I will ding their credit such that all credit cards and other debt will cost them more.- I will keep their security deposit for funds owed.- I will do my best to garnish future wages until their debt to me is paid in full.This has worked 100% time so far.  

For value add you need to buy deep, have reputable contractors, and understand different financing products + creative finance.  

The proformas are utter nonsense because they know the product is no longer a viable investment.

In my experience, most have limited product offerings.

It is just a farmer's market for real estate products. 

Again, treating folks with housing support funds with the same dignity and respect as everyone else, usually nets quality clients that listen and do their best to follow the rules.