Has anyone identified a creative way to get residents of properties purchased at foreclosure to leave on their own without having to pay Cash for Keys or bearing the cost of evictions?

. - equity pay down is significant on expensive property.So if using 50% expense ratio, if you are less negative than market rent, you are likely doing better than most local RE investors.  

I don’t want to be accused of discrimination, I won’t keep up on local law changes, I might be reluctant to charge late fees and with their knowledge of going rents and rent increases they usually pay for themselves.

My wife inherited a property and are not trying to finance it to pay off the other heir.

Even if you are losing $500 per month which is ideally less than you'd pay in rent AND you get the other benefits of owning real estate like appreciation, value add equity, and the tax benefits.  

Do not pay 10k to a lawyer to set this up, if you want, you can set up the WY LLC for free on bizee.com but would also need a "Registered Agent" aka RA which is $25-$35 annually with 3rd party companies after the 1st yr free with Bizee.

There's a little middle ground that I try to get both parties to meet at. 

Even paying the state tax up there, I come out better buying in Arkansas. 

In the past I took over properties that other PM's had run into the ground. 

Please be gentle; I'm new at this and it's pretty complex :)Structure / Legal Details- we'd establish market value through a combination of comps from local real estate agent and an appraisal- attorney would establish all required "arms length" aspects including a mortgage at a minimum standard federal rate- LLC would pay us back based on a standard promissory note over 30 yrs Pros of selling to the LLC (I think)- A sale now would be the only time we'd be able to take advantage of the cap gains exclusion on this house bc we won't qualify for the "live there 3 of 5 years" rule due to the timing of our lease and our last time of residence.