They keep saying "they" wont let us do a loan at less than 6% but its a private bank...who is "THEY".

Some bottom of the barrel, desperate realtor may, but that probably wont be helpful to you.Learn to buy, sell and negotiate your own short sales if this is the road you wanna go down.

However, there is nothing to say that once she finds out about her loss of title that she wont try to regain possession and you won't have to evict her.

THAT is where money is created (and destroyed), not the mint.For some perspective on all this "doom and gloom" regarding our increasing money supply, look at this recent graph of the M-2 supply (used for forecasting inflation).As you can clearly see, the M-2 supply is growing in a nice steady linear fashion (gray area), not skyrocketing off the chart.

They can't sell them. increasing rent is dangerous since it might take them 1 month to find a renter and would lose money they can't recoup all year.Told them to refinance, but the bank wont do it. they had to put down 20% to get them, but they are upside down even with that.any suggestions?

If your tenant's personal property is also destroyed along with the dwelling structure, then the renter's insurance your tenant purchased will cover your tenant's loss.

Fire and the elements I defy, for they cannot destroy me.

So if they don't transfer the title then they will be meet foreclosure and there credit will be destroyed.

Most of the experts around here will tell you to use cheap carpet or not to use carpet at all because tenants will destroy it.

We looked at deals in sac midwinter. the best buys we could find were in Sacs 'war zones' (I wont go there) others were condos.Although Im pretty fearless as an investor Im fazed by HOA fees...