When you get behind, it's a huge head-ache on me to keep track of it.

I have tried to go the route of programming the site my self and its just a huge head ache. 

If the borrower is well behaved, I'll board loan with FCI or another 3rd party servicer using the ABS platform with online and ACH capability.

If I were a creditor in a Ch 7 BK with no distribution, I don't like the idea of the trustee turning down $3K for an upside down asset because he doesn't feel like it's worth his time to sign the deed.

You're asking for a long head ache if you ask me.

Is there any option to avoid this kind of head ache??

I started in my 20's and made some irrational decisions, that had cost me financial and mental heart ache. 

Elizabeth Colegrove   Like many that are life long RE folks you either decide to be in the rental game or you are in the value add game without all the PM head aches.

Collecting rents with ACH and credit card 4.

I have to find out if the owner filed a ch 7 or ch 13 bankruptcy and I also have go to the countys office and look up to see if there are any existing liens against this property.