Heritage owns 1.1 million square feet of industrial in Indiana already so this 200k adds to their footprint, They have 10 million sq ft in office/multi-family and industrial in 20 states with >2 billion AUM. i clipped some of the financials and debt info belowand since you are the DSCR Master, andCarlos, I know that initial and rising DSCR is making you a little moist :)

Thereis  too much info for here but given your stated information, I'd do the chapt 7, save what I can, and move on.If you mentioned you owned a house, the recommendation would be different.

Fees should be clearly stated in writing, easy to understand, and justifiable.

The tri-state area is difficult to invest in at the moment.

They will have some tenant rights in WA state they have 60 days with no lease if they were a tenant.Get the attorney going also find out how far out eviction hearings are be booked. 

My agent assured me that she would confirm with the HOA.After an hour, she informed me that the HOA allowed monthly rentals.She also mentioned that the HOA documents would only be provided on the closing day.However, on the closing day, I received a letter from the HOA stating that I could only rent the property twice per year.I agree this has been a very expensive lesson.

I don't want to say too much on public forum but, MN is high income state, which makes for some of highest median incomes in US, which makes for some of the highest paying sec8 in country..... 

She was a great tenant but moved out of state, I wish to be able to find another tenant that was just like her.

Does your contract with PM stipulate that a $45 late fee is applied when rent is late, and does it state that the $45 belongs to the PM?

Most lenders wont lend with out title insurance and time to underwrite, so wo t loan on auctions.This is the market I work in in  WA state, best of luck and don't go over your $ number!