Seth B.We would normally follow the approach Marcia outlined above - take a holding fee (non refundable, but transferrable to their security deposit if a lease is executed).We frequently rent to international students (dealing with two in Germany and one in Australia at the moment).  

I have a townhouse that is subject to HOA that I bought to live in years ago and it turned into rental when I moved away.

Is it common/discussed on BP frequently?

I personally don't have any experience with the bankruptcy courts, but as @k.mariepoe points out in one of her replies any opportunity may be subject to bk process and then approval.

If you fail to elect sub-chapter S, then all profits will be subject to self-employment taxes.

Umbrellas frequently won't cover anything your initial policy wouldn't cover.

Also, I am looking to do subject to financing where the seller will continue to hold the loan but my name will be on the property as well and then after 6 months, I will refinance and take over the loan with out having to put down a down payment.

New and frequent changes in my professional life switching from one client to the next have always been welcome and invigorating.

I would need more information, but with a duplex in West Palm for GL only, I'm seeing an indication of $296 for a duplex, subject to a minimum premium of $550 ($50 of which is in a fee).  

Contact a Title Attorney regarding possible Sales subject to mortgage in your area, if legal there, and the numbers look right,  offer this prior to foreclosure.