Loss mitigation approves the short sales and loss legal department executes all of the agreements, court filings, etc.

IF she declared bankruptcy she would have lost this house too,,,unless its her residence also!!

Longer if they respond and you go to court 3-6 months.

@Gabe Gordon Most courts wont allow you (or enforce) that maintenance is the tenants responsibility.

This is the novice investor in me but why would a bank give an initial offer of $80,000+ on a house during the court house steps auction and then turn around to sell it on the MLS for $20,000 a month later?

Currently we have one house on the right track towards completion, one home working it's way through probate court, and other homes under contract/with accepted offers. 

Traffic courts.  

Or do I need to show just cause if it ends up in the courts?

Zillow can be a helpful guide in some ways but the actual documents recorded by the Clerk of Courts are your scripture in RE. 

If you lived in ATL, knew the market like the back of your hand, and could maintain local control over your investments there, I'd say go for it ... but you don't live in ATL, you live in LA, so my advice is invest in LA at least starting out, where you have home court advantage.