If so, does anyone have any referrals to help me with the process?

@Kana Watanabe I have seen @Christopher J Driscoll Designs for his ADU and they are amazing, He has gone through the process of speaking with a lot of GC's in the area so hes a great resource for all of the above.

Even large and small businesses with intangible residual services like TV, internet, security, pest control or the local contractor with remodels in process could fall behind on payments revenue contract. 

For example Delaware has additional default rights and processes that an investor can follow if they feel they are not getting old books and records.

That can be a tough part, but isn't close to half of the process.

This can be especially helpful if you’re uncertain about repair assumptions or costs.If it’s a contractor you’ve worked with multiple times, involving them early in the process is often beneficial.

;(- if as-is value is less then the balance on the mortgage + arears OOOPS you need to have the owner work with the bank, you as the investor buyer AND a short sales expert often an agent work the tedious and usually failing short sale process. 

Will research more on the process.  

I imagine the whole process is simpler but can anyone tell me how different it is when you don't borrow the rehab costs?

@Shawn Questa I agree with you that there could be some opportunity here, but personally, with that little equity in the property, I'd wait for the pre-foreclosure process to start and  perhaps you can do a short sale (though I don't know the details on how that's handled in TX).