During refinance, in the option of exiting, she would have to bring to the table around 36K (176K less 140K purchase price).

This is one of the biggest cruxs of investors, the fear of missing out or just  putting something on the table versus getting something really good.

I have the Handheld Niagara Earth Massage 1.5 gpm Showerhead Chrome at home and that works pretty well.

Now suddenly the tables have turned right?

I have under the table work that pays great, but it is more less temporary.

My question is, with everyone taking a loss, the title company has reduced their fees, the RE has reduced their commission, and the seller will walk away with no money, how do I prevent getting to the closing table and someone (Either the bank or the other lien holder) deciding they do not want to remove the lien or take a loss.

Just thought I would bring another option to the table.  

Many of the smaller assets (5-30) are small operators who have not raised their rents to market and are leaving a lot of rent on the table. 

Choose them wisely, I have heard horror stories of them not coming to the table at settlement... 

99% of the time it is paid off at the closing table of the sale of the property (post rehab) or at the refinance (after you have a renter).