I work (in part) to help support my mother who is ill and my granny who is about to turn 95 in May (both of whom I love dearly).Again, I know the details of my personal life have no merit here...but I just feel so incredibly helpless...childlike even!!

You have little to lose by trying to get the departed owners to work out a short sale IMO.

So, anyone considering this should contact their local department of banking and finance (or whomever is the governing body in their state).

The "Mail Merge" feature allows for this.Depending on your excel abilities you can even get the card to reach out to multiple owners such as "Dear Bob & Mary" not just the first name on title.

That's a completely separate department here in CO, and in all the other states I've dealt with.

Compliance requirements are so extensive no Broker will ever be in full compliance therefore if trust deed investor suffers a loss, recovery is a virtual guarantee, as long as Broker has dough.Most Brokers will have trust deed investor fill out required Department of Real Estate form, put it in the file without ever looking at it and everything will be fine until they aren't fine.

I would further recommend you visit the state's real estate departments web site and look for any complaints about any company you might choose.

Last I knew he was looking into these types of things and had made contact with some of the departments etc.

She contacted another department who explained to her that CA is a state where Nationstar can go after someone for the decficiency.

I don't see any issues with it.Just check with the building/planning department that there are no laws against prolonged vacancies, but I really don't think that would be an issue since you have a city certification saying it's a multi unit.Just be sure to pull permits on all the work you are doing, so that city inspectors don't have issues with the work completed.