Getting approval from the lien holders is tough enough, but if it's a regular bank they may not make it feasible to assign the contract.

Was this an as-is transaction or a regular market transaction with no inspection waivers?

They're not that bad of a person, and seem to be conforming to regular society.

More specifically what is the average time it takes to purchase a foreclosed HUD home as opposed to a regular foreclosure?

When someone asks for a referral in the regular forums, it causes a lot of self-promotion which clogs up the forums and makes it difficult to find the information and advice the forums are here for.

I'm getting the pattern of late rent on a regular basis, offer to let him break the lease to find something less expensive, and give his security deposit back as long as the place is tenant able.. end it with something like unfortunate if rent is late as a business I will be forced.to seek the legal remedies. 

Here it is...the year is 2007We are produce farmers FIL sells farm-we have basically zeroHusband under-educated /only job he ever had (46 yo)I took our lives into my own handsTraveled upstate (NY) Bought a house for cash WITHOUT TELLING HIM (425K)Ummmm-where the F am I getting that moneyWent to local mall with my 3 girls-called him from my flip phone to break the news- he fell silent BTWDrove back home (near NYC)Sold my house for 500k to a mansion owner close by (look up GLENMERE MANSION)Got my RE licenseFound my husband a job-he obvi couldn’t use a computer We are still in that houseWe’ve only lived in 2 houses I now buy houses regularly WITHOUT TELLING MY HUSBAND Because that sh*t is funny.

I joined my broker for the flexibility to train, get support, and work outside of regular hours and joined a local team that supports that. 

When you refinance with a cash out loan, your rate will be EVEN HIGHER than just a regular "no cash out" loan.So we really need a comprehensive analysis to see if this is worth it. 

LLCs cant get regular fixed rate 30 year loans.