Nick, it looks like you have most of the factual info for your client in mind above, and it may or may not come through in the resale cert (through minutes for example) but you might gauge the politics if you can, which can run from luke warm and cooperative to open verbal warfare and even lawsuits...

It's a pain, but maybe he will cooperate to let you start showing to new prospects NOW.  

The hardest part was dealing with the exterior repairs -- even something as simple as paint was often delayed by months if the weather didn't cooperate.  

In the past, it wasn't worth dealing with an aggressive tenant, so I just waited it out (after experiencing enough loss of sleep).What you might consider is offering the tenant a portion of their security deposit back on the day they hand over the keys (if there's no damage) instead of making them wait, in exchange for cooperation in showing the unit.

Now  PM is not a guy that replies to emails so fast and that kinda worries us, usually we need to write him 2-3 emails before he would reply, and that is not really good, especially at the beginning of our cooperation.

Re Cooperative Assignments (aka assigning LO contracts, wholesaling LO contracts) in So California, I recommend you get licensed, and list the house for lease w option to buy or lease purchase. 

@John Jacksonand I are good friends.He lives in Texas and has mastered lease option assignments in TX, not easy in TX.In 2002 he and I became friends, and I trained him on the basics of cooperative assignments, where you enter into a lease and an option with the seller as a principal, not as an agent but a principal.You then assign the deal for a fee of generally 3 to 5%.In the example above for $100Kthey owe $95,000If they listed for a $100K, sellers would have to pay the cost to sell, which include the following:– commissions 3 to 6%– closing costs 2%– sellers concessions 3 to 6%– vacancy costs we have to pay the PITI while is being sold, let’s say $1000×4 months, and this includes electric , heat, watering lawns, garbge, and so forth– spruce up costs, such as painting a wall or replacing a carpet, or fixing a fence.Many sellers don’t have a lot of cash in the bank, and they don’t want to get more debt on a credit card fix up their house and they can sell it.So this particular seller would probably pay 10% to 15% of the value of the property to sell with an agent quickly.

What I think is even better is, instead of a Deed in Lieu you could also have the cooperative borrower list the property with your REO agent and agree to do a short sale.

When the sale happens, the listing agent gives a share of that commission  (usually around 50% of it) to the buyer broker (or co-operating broker, as it's called in some areas).

Thank you so much for your time and cooperation.