There is no simple formula, it's subjective, and you can bet that if the deal goes sideways, broker's (subjective) judgement will be the subject of serious scrutiny.There is a lot to this act.

There are no commissions on the HUD only standard settlement ($745) and a judgement pay off which had been accepted.

If they aren't YOUR boots, you need someone whose judgement you trust to be there for you.What area are you looking in?

BK can easily work in your favor though and if all other debts are removed it makes more available to pay you with.Rental property or primary residence doesn't matter unless you take the property and have ejectment law that comes into play.If it goes unsecured you can file a judgement which can be pricey but depending on the size of the note, it may be worth it.

These banks are more flexible and able to make their own judgement call sometimes as long as they are within their organizations underwriting guidelines.

If they can exhibit the fact that they have good judgement and solid history as a management company, then you should not question their ability.

If they don't have the money to pay for it, then a judgement against them is all but useless. 

The Deal : ARV round numbers $119,000.00 Seller will accept $45,000.00 as is Not verified yet but the newbie says her husband thinks about $15,000.00 for repairs .The Kicker : They have $5,000.00 for the deal OK But the seller says if we can get earnest money up front for total $15,000,00 they will drop the price another $5,000.00 My curiousity : I got the sellers name and address went to the Courthouse and low and behold while there is No mortgage on the house there is a $8,000.00 Federal tax Lien and a $6,000.00 + judgement active  Somewhat funny that they the sellers were looking for 15 K in Earnest money up front .My Concern .: While the numbers seem to work , I don't know the seller , I don't know the Newbie investors .

So from my perspective it sounds like a whole lot of extra headache is produced if the property owner doesn't pay the lien.What does a lienholder do once they have a quitclaim or other deed ("judgement deed") to ensure a clear title?

Even though the eviction process is very simple compared to foreclosures there are going to be thousands of evictions flooding the courts when they start allowing evictions again..Regarding getting a judgement for back rent we rarely go after back rent because most tenants are essentially judgement proof and it’s not worth the time.