The building I bought was looted and destroyed, no one wanted it. 

As someone who wants leads that most REI's cant or wont use because there isnt enough equity, Im curious to know how many leads you come across where the homeowner is motivated, but there just isnt enough equity to pursue the deal?

In the past people would need to use a strategy involving a Land Trust to be able to do these types of transfers because of the Due on Sale Clause, but because of recent law changes newer LLCs wont have to even deal with that step.What are your goals with the LLC and your investing?

If he can't you will know something is up and they could leave the house totally destroyed with you out thousands of dollars. 

(If you're launching from scratch - your executive director will make or break you - find him/her - treat them very well and get the most qualified person on board - however if you're only doing a 12 or 16 room home plus there wont be much room to pay them well - if you had 2 up and going you could pay them close to market and give them profit sharing.  

The appraiser likely wont change the value by $120k so I would just hire a new appraiser.

Maybe you wont gain a ton of clients from it but you will learn the ins and outs of investing and the knowledge is key, investors can sniff out agents who dont know a thing about real estate investment practices.

As for the limb, why didn't she look around the yard before she drove off knowing that the tree guys may not have cleaned up (especially if as you said, they were so 'careless' and 'destroyed' her plants?

And what is to say that he wont be in the same boat in a year by missing payments again?? 

I might have a guy depending on your needs...I wont blow him up with people blindly reaching out though:)  Send me your info and what you are in need of and I'll relay it.Thanks,Bob