The tenants basically stopped paying and communicating after moving in and we had to file papers to evict at the end of June.

Shortly after I got off active duty I found myself begging for jobs because I was overqualified for most of them or I had to go back to school because I didn't have the paper backing my education. 

Paper your file with evidence of your efforts.  

In fact, if you forget your cards just have a pen & some paper handy & take down their names.

I went to Wells first and they screwed up my income calculation from the start so when it went to underwriting, the deal died and wasted 3 weeks of my time.  

@Bryan Clark Hey Bryan, on paper this looks like a decent deal.

Everything being equal, this appears on paper to be an outstanding investment opportunity, based on what you shared.

Here again, it's normally country banks sitting on a lot of money that they don't need right away.Looks like the common thread here is looking for folks selling that don't need the money, or banks with too much money laying around, they are happy taking a piece of paper from you, i.e. the mortgage note.

Also, if there is debt forgiveness as part of the equation, the paper loss from that could potentially offset some or all of the the "gain" from the mod. 

Regarding paper work, get the owner to sign a purchase contract with you, you then have your buyer sign an assignment contract.