The market in my area is currently a sellers market so I’m liquidating to have cash reserve to pick up when things start to go down this fall with everything happening.

Likely it falls to month-to-month tenancy in line with the State.

Hello,I'm looking at refinancing our SBA loan debt this summer or fall - and looking at obtaining an FHA Sec 232 loan or I've seen there are some Fannie/Freddie loan programs as well depending on the lender.I like the fact these are non recourse with carve-outs and depending on the loan can be assumable and with far better interest rates for the life of the loan.However I'm a bit paranoid about the controls the lender would have over myself/our business and how much it would cost to have audited financial statements. 

It would seem we have a little more room to fall, but there is certainly no guarantee.

Ok so here’s the deal...A high school friend of mine down on his luck (stroke victim, divorce, health issues, etc) is nearing achievement of obtaining disability due to health issues.

Under the same condition you hire a RE lawyer and innocent or guilty your going to have a crying wife, a ruined year, and even possible health problems from the degree of injustice felt, plus the degree of insult from being a victim of this carefully engineered theft. 

If you're looking for this then I would also recommend networking for deal flow and/or joining an investor club.If you're not sure where you fall then it could be useful to start looking at deals (without purchasing), learning how to do due diligence and taking your time to figure it out. 

The surviving spouse, once I skip traced his phone number, felt stuck with having to pay the mortgage alone and then falling behind on his bills slightly.

You tenant has tenants rights and you can’t kick them out or raise their rent more than 3% if you fall under it.

Again, I'm not selling so who cares if values fall.