Just kiddin'.Anyone going through foreclosure has several things going on: 1) They are under a lot of stress, 2) Everybody is mailing to them and knocking on their door, 3) They are embarrassed, 4) They feel helpless, 5) They have the belief that winning the lotto will bail them out at the last minute, 6) It's the bank's fault, 7) This can't be happening to them, 8) They don't want to sell, 9) The house (even though it has a leaky roof and hasn't been kept up) is worth more than market price, 10) Believe you are there to take advantage of them, 11) Believe the government should do more to protect them, 12) Believe that their payments reduce the principal directly proportionate to their payment (Have no concept of compound interest, what Einstein called "the 8th wonder of the world"). 13) They can file a Chapt 13 bankruptcy at the last minute and keep the house if they have income, 14) They will wait until the day before the sale and call you if none of the other solutions work.Your opening comment should be " I buy houses in the area and I was wondering if you or someone you know might be interested in selling".

However if she files bankruptcy she gets a 5 year stay on the foreclosure.But we don't want to live here anymore. 

Hi,A couple of investors and I purchased a commercial office building in Rio Rancho NM that was in bankruptcy.

His take is most heirs are more than happy to sell to him and be done with it.I haven't check the bankruptcy aspect of NNN leases, but having been in the credit field for a number of years, I believe if the lessor declares bankruptcy, it does not negate the lease.

For example, someone could have a bankruptcy that's a couple years old or medical bills (very common) or high student loans.

I went with the first advice with a bankruptcy attorney without learning much.

Last week my tenant filed for Chapter 13 bankruptcy, the writ was rescinded and he was granted a stay.

I was also able to show her that if we busted on our investment properties that it would not affect our current living situation or life style, we wold not have to file bankruptcy, we would not be down and out. 

So if something in their lives forced their hand (death, divorce, bankruptcy, etc) to unload the units at a deep discount it could in turn tank the value of the one unit that I was going to own. 

The way I see it he only has two options - pay all the back money owed, or file for bankruptcy.