Assuming you are not talking about an hoa foreclosure, in which all mtg.s and liens will remain......For bank foreclosure, property taxes and hoa debts will remain.  

Would bank still require me to provide the 25-30% on the transaction?

If you can, do most banks allow you to refinance straight away or is there typically a holding period?

@pj kokesh Sonora bank has the best portfolio program I have seen.

Are banks open to short sales and if so what are the typical LTV’s today?

Most banks will not exercise this right if the payments are made current and continue to be paid on time.

So my strategy would be to get a 70%LTV loan and mortgage from a bank and find maybe 1-3 debt investors to finance the rest.  

Those prices tend to be blue collar areas with good to great schools.If you're interested we're having an Amarillo Real Estate Investors Group meeting tonight at First Capital Bank of Tx on Soncy.

If they seem interested, write up a letter of intent and send it to them with bank statements, showing that you have the money to buy.

Example with simple math/numbers - if Wells Fargo Bank has a $75,000 original note, remaining balance is $60,000 and it goes to foreclosure/auction on the steps of the courthouse, auction brings $35,000, what happens to the $25,000 difference?