The reason a Purchase Money Note, as a debt instrument is preferable is because of the possibility of a seller-come-creditor having some ability to have recourse on the borrower, where it it is argued that obligation is a promise to pay by the purchaser.

You need to analyze your DTI (debt to income) ratio, credit scores, and after looking at properties online figure out how much of a house you are wanting and what it will cost.You say you have changed and to give you a chance but you have to show lenders that you have changed.

Banks generally prefer to sell notes to other banks and servicing companies who specialize in delinquent debt.

I was also told a gap funder usually wants 50% of the proceeds from a sale so we eliminated this option as well.

That is why i decided not to go to school anymore and focus on what I want and love instead of working for some other corporation after 4-5 yrs of school and then student debts.

Evictions are a nightmare, so is trying to collect bad debt.

Since inception Colony has invested $48 billion in over 19,000 assets/loans and has ~$25 billion of assets under management (gross) on behalf of over 250 institutional investors.Through the identification of supply-demand source imbalances in capital, product types and information availability, Colony achieves attractive risk-adjusted returns by investing in real estate and real estate-related debt investments, non-performing loans, distressed assets, real estate-dependent operating companies, and select commercial and residential development opportunities throughout the world.

To further eliminate your concern, I would say that I doubt they are buying in Virgina, they are almost exclusively focused on the sand States.

Judge approval is needed for any such move.If the seller files bankruptcy the assets and debts will all be counted.

You got to make RE work for you, not you for it.Remember: Positive cash flow, investment.....not more debt ;)