It led to the 2nd property (the duplex) and seller financing all thanks to the PM I retained on the 4plex and my mentioning to him I was looking for distressed or burned out landlords. 

Also what happens to the Equity Partner distributions when you cash out refi and the retained earnings?

Why not refinance your FHA to a conventional loan and then use FHA again to help you retain some funds?

The home owner has no interest in retaining the property nor has any ability to bring the loan current.  

A title company is cheaper and they have an attorney on retainer to make sure everything is done legally but if anything needs to be researched or a legal issue comes up it is my experience it is better to have an attorney in those situations.

Thanks all - I have an attorney who specializes in these things, but she's too nice and is trying to get me to save money by handling the first step or two in the process myself.I need to just force a retainer payment on her and get her to take my money LOL, it's definitely worth it to me to get this done right.

I also though she would retain an interest as my wife in case I die sooner than I hope to.Should I put my name only on deed to preserve financing options in the future or does it matter?

Give them a 30 day eviction notice (in most states it's 30 days) and they should move, but if they don't, you will have to file forcible entry and retainer in the court. 3.

Your seller cannot be forced to close so he retains ultimate control.Just be sure to not wait until the end to bring this up to your buyer.

I have done the math and it "seems" to make more sense to retain our asset and not refinance.