VA occupancy laws don’t allow an absentee borrower and the VA mortgage holder can’t simply rent out the property.

I receive the zero interest offers from my credit card holders.

Would a non recorded lien holder have any rights?

In addition, a clause will exist which allows class B equity holders to sell their stake 10 years after the initial investment to myself or a company wholly owned by myself at a predetermined cap rate which fluctuates only with the interest rates at that point in time.

If there is a noteholder (lien holder) involved, does the first lien survive the Public Administrator Auction?

"The HOA foreclosed on it..." is past tense, it sounds like 1) the HOA is the current deed holder (since the HOA foreclosed on it) and 2) it's possible the upcoming sale is on the first mortgage.

Having done hundreds of these, and reviewing thousands in seven different states, I have never seen a loan move directly to foreclosure as it would with a default in payment, when the original lender has barked, or the note holder, has gone this route.

You did not say if that other card is a Visa or Mastercard.

If they are the lender they will show up as the lien holder and it should read "ABC Mortgage Inc".

Most of these go to buy and holders, because the flip margins are not there.