You have 1 unit go vacant then 3 are still rented on a quad and likely to still keep servicing the debt.

In that time we got into debt trying to get by.

Account Closed Yes, one should act expediently in any legal matter, however, how fast you move will not determine the outcome if your appraisal is low in an eminent domain case in California.

What will be roughly foreclosure legal cost for lender in california?

There is currently a renter in place.For financing, we went to a local bank , only to get denied because our debt to income ratio is too high.

Make sure you get rid of all other monthly payments and debt first so you can qualify for as much as possible.

Ed You can do the "subject to" and/or "mortgage wrap" things which are of dubious legality, or your down payment can be enough to pay off the existing mortgage in full.

When a down cycle happens they will be left with high debt and no cash flow investments to survive.I do way better than the national average but I save and invest.

What are your thoughts on investing/doing a live in flip while having debt?

Do not rely on it as legal advice.