Here I will make some wild assumptions just for the sake of guessing what the problem could be.

I'll solidify things with my Real estate lawyer and make sure my T's are crossed but its small details about the business that concerns me...guess I won't know unless I try huh?!?!

I’m guessing worst case is I would pay for full repair then get a lien put on their house for the other part, realizing I may never get the money back.

No guessing that way.

I'm guessing it only applies if you have a PM managing the property, although I'm not sure why they would refer to a PM as "landlord".

I have a tendency to focus on those properties valued between between 70k and 110k when they are complete and ready for market.

I'd guess you could be between 6.65 and 7.75 in 2015 as a note rate, your loan may have an annual ceiling like 2% hikes, so check there.

Unless they will produce this, I guess they won't work for HUD.

There's alot more info I could provide and another possible solution but, I guess until I can do some face to face and see how the management reacts, this is all speculation. @ Karen Margrave: I read part 1 right after the last time we talked, just finished 2&3, and can't wait for 4.

I have a tendency not to combine this activity of management and selling because its too intrusive to my style of ownership.