It is in the best interest of the HOA to not get dragged into court. 

The only court filing that is required is the notice that the property is scheduled for auction. 

As long as you buy another property that is worth more than the one you are selling you can roll over all the proceeds into another property.  

I am currently flipping homes in Orange County and just purchased a home at the court house steps.  

Your contract needs to be signed with an administrator for the heirs, In California we have probate where an heir is placed in charge or the court a points the administrator.  

My father is a broker and my Brother an Agent they tell me always make that contract to secure the agreement ... in a court of law a contract is easy to prove in black n white on paper , verbal is much harder to prove .

There was a small house on the lot at one time but the renters were cooking meth so after much fighting with the courts they ended up tearing down the house.

In other words, I want someone who has:  a) done it before; b) can guide me in the details of it all; c) can provide me/us with the correct order in which to proceed.  

If I do think about selling, I look at the potential net proceeds, minus any prop-13 tax basis loss, as a proxy for the net value of what I might sell.

@Andrew Khiev, please tell us that you haven't proceeded further with "Success Path" than their free intro - despite their probable attempts to lure you?