So a short-sale is likely impossible - without her cooperation I mean.  

There are pros and cons to owning the whole subdivision, the pros are you are in control and it will probably be easier to get cooperation from local boards if they know you are in charge.

Also dealing with the tenant that might or might not cooperate with paying on time and keeping the property clean and tidy.

But we feel it is fair to do so if the outgoing tenant gave us proper notice and cooperated with our need for an inspection and damages discovered at that time are paid in full.

Are you prepared to sell (and will the other person cooperate) in the event you can't refi within 24 months or less?

And I have looked into REO's and short sales, however the banks have not been cooperative.

A lot of people are indeed very rich -- you just don'tmove in those circles.There is a vast...pause for emphasis...VAST amountof liquid capital in this country seeking deals.Of course there is competition if that is how you choose to view it.But many investors team up and cooperate insteadof competing.

Once the closing takes place, the seller has zero incentive to cooperate with supplying them.

Without his cooperation or his POA/heir's cooperation it's a hard uphill battle.

@Taurice Cooper It could force the sale if that's what is required to create the liquidity in order to satisfy debt(s).