Coast but here in WA our RE market is very active (as you know).  

You should seek advice from an Attorney and/or a Tax Accountant.  

Do not cut any corner to make something look better.The more sales activity is probably where you want to be.  

I guess the first question is to find out what program she is seeking assistance from or is expecting to get assistance from.  

So, we are actively looking for the 2nd one.On the rentals, I am working on a package deal with a wholesaler.

After being an active real estate broker for about a year I decided sales were not entirely for me and am going back to the property management community.  

Hello, i am a active wholesaler in the Philadelphia area..

I am very active in real estate wholesaling through out the US markets.

The owners would have to be foreclosed out or otherwise transfer the property to you for you to own it.You could buy the delinquent note, (not the property) then start foreclosure, but if they get current, they remain the owner, and you would be the note holder receiving payments.There are multiple ways to structure the note purchase, but you should seek professional help to do that correctly.

Having good relationships with the major brokers in the area helps you cut through the BS in their OMs as they will have more candor with active buyers and closers and people they have a relationship with than a single transaction seller.