big question is what kind lawyer is going to work for less than 200k and only do basic landlord stuff ?? 

We all do the same thing, we just call ourselves different names and carry similar but different licenses:- CPA - Certified Public Accountant- EA - Enrolled Agent - Accountant - Tax advisor - Tax strategist- Tax consultant - Tax plannerIt all means basically the same.

I called some collection agencies and they basically admitted that for the amount of the judgement, they aren't willing to do much more than call and harass him for a while.   

I am basically looking for a cashflow property in the Lehigh Valley or anywhere else, but I would love to visit the property as I am staying in the NJ/NY region.

So if I understand sub to, you're basically assuming the mortgage.

Haven't updated this post.House- basically done. 

The last 5 deals I bought were all basically move in ready, bought only at a slight discount after deals fell through. 

Hawaiian real estate law differs from other western states significantly, mostly due to its monarchal heritage and the Bishop Trust influence.The basics are the same as would be in California; determine the condition of title ownership (individual(s), estate (including conservatorship, if appropriate) OR fiduciary acting for trust.Use a qualified private money equity lender to make a loan sufficient to buy out the cash-only beneficiaryThe legal community in HI and Big Island in particular is small.

How  do i know the contractor not cut corner, the seller refuse to disclose the scope of work done, and the contractor said he won't reveal it without seller permission, so they are basically say we won't give you any information beside invoice, other figure it out yourself with your own money, we don't' have obligation.

In order to pitch for funding, we feel like we need to get a few basic ducks in a row.