Brian...thanks..... if you buy a note and get a deed transfer it works easily once the banker or lender agrees...might take a few arm twisting but they do not want non performing notes at the bank.Pretty easy really...and gets a owner off the sherrif sale hook and the bank is finished with a deal going bad fast.

Many people will say..stop fixing...I'll take it and finish it up.Oh...and never rent to anyone ever....just flip and move on....renting is a real nightmare believe me.  

I make alot but my income is odd and doesn't qualify for conventional morgage as of yet so we would need to go off her income and she makes less then half of me. so untill she finishes her bachalors and dental school I'm going to be the bread bringer in the family.appreciate your response!

Essentially I start at the desired finish date and work backwards.

The building and units are in good shape, maybe B to B+ finishes.

Is it to late to meet with a seller and make an offer on a home after they've receive the Notice of Trustee's Sale?

Demo, bathroom, exterior, kitchen, flooring, finish, closeout punchlist.

What I do is make all rents due on the 1st and late on the 2nd.  

It sounds like they're late for May.

Is there even a way out of this, or is it just too late at this point?