The collateral is the property and the creditor seeks the forced liquidation of the security interest, hence the foreclosure.

My personal credit is not the best at the moment but with my experience in wholesaling and finding great deals I wanted to source out a few lenders.I would be interested in receiving more  information on any programs available or anyone has advice that will be greatly appreciated.If we are doing the loan in our LLC with $30k in capital do lenders look heavily at credit or do you base the loan on the deal/property.Our target Loan would be for no more than $180k purchase and rehab.

You would just need a reference letter from a creditor in your country or 12 months of payment history from a tradeline 

As Ellis San Jose mentioned, anyone who thinks the worst case scenario is that they'll receive 2/3 or liquidated proceeds is incorrect.In dealing with a pre-probate scenario, the decision must be made if you intend to buy the asset, buy heirs' or beneficiaries' interest, or merely focus on plays that make a profit.If you buy the interest(s) and probate the estate yourself, you become the PR and have the exposure to all known (and unknown) heirs and creditors as the fiduciary.

-How soon could I get any cash out (line of credit or refi)?

But while creditors can take all your assets during bankruptcy, they cannot really take away your experience, skills, and work ethic.

Ie money, credit, or a way to finance an investment.

The IRA LLC is often used for creditor protection; however, IRAs are already fully protected from creditors in the state of Oregon. 

Regarding his pensions and retirement accounts, creditors cannot attach those per federal law.

If the contractor doesn't have the credit or means to handle this amount of money until the work is in place then as an owner I would want to pay the sub/supplier direct or provide a joint check.