The initial walk through revealed minor cosmetic repairs are needed and was after a HARD lengthy rain of a day or two.

I went to the courthouse and got a 5 day notice to pay or quit and served it to the tenants who is over 1 month overdue in rent.

Along the way we have been affecting overdue maintenance and upgrades to their unit.

DF won't cause a problem if all is well, the deal goes smoothly, they pay on time etc,,but if you have to evict someone (they will say foreclose),,,someone later decides the deal is bad, etc,,that's when you will have a problemJust because someone will sign something today, and it 'seems ok', doesn't mean they won't have some lawyer looking for any loopholes later, which is when the problems will happen.I negotiate long, lengthy agreements on a daily basis (not REI), a deal could involve $50k in attorneys fees on each side,,,but we joke, that we throw the APA in the file cabinet, and as long as everybody does what they are suppose to, its never looked at again,,but the one deal that goes bad is why you spend the money to make sure everything is perfect,,,I was considering offering some lease to own deals before DF,,at this point I'm sitting on the sidelines seeing what happens, people far smarter than me with more money to throw at this will get it figured out

Why the variability and why the lengthy timelines?  

I speak only as an observer as I've never owned paper other than CA until my recent NPN JV partner created our hedge fund.My point is that a DIL may still be a viable option if foreclosure is started but is a lengthy process.I say, if possible, door knock the owner's residence and get a dialog going.

However if your interested in an otherwise prohibited general solicitation you can elect to use a private placement under regulation D 506 C or the more lengthy process of Regulation A.

This is a long overdue thanks to the BP community as a whole and the mentors and friends I have met through BP.

Keep in mind I do not have the luxury of spending days driving around to learn the market (unfortunately everyone recommends this, so I will have to be extra careful with online research instead) Thank you for taking the time to read this lengthy post.

He wants all cash for 236K and he wants the new buyer to pay his overdue taxes off, which are 33K..