I have 3 children under 6 years old, 5 bathrooms...and my water bill never went over $128/ month in 5 years of ownership. 

My two children would live with me.I am self employed and don't think I can refinance based on what I show on taxes.I want to stay in the house about three more years.Is there a creative solution to my dilemma?

The debtor is already playing games and has transferred all assets except the subject property to his children.

Example:  1 bedrooms might attract singles, so less potential damage from children (but lower rent per unit).

Im not looking to make a Million dollars per year, I just want to be comfortable, if my passive can net 6 figures and a lots of equity, Im ok with that, I dont desire a big house (had the house wasnt worth the work for me)  or expensive cars (my previous life i was a mechanic I HATE CARS)  I enjoy being a miser that doesnt need to be a miser, my wife and i often giggle about the people living like they are rich, having to go to a big job everyday, while we go out to breakfast on a Tuesday after dropping our children off at school. 

If you didn't point them out before they moved, unless they were hidden under furniture I would pass.

The homeless should get the hint.Remove any access to common bathrooms.Remove any benches or furniture inside or outside of the building area.

But if someone moves out and puts stuff next to the dumpster like furniture and/or mattresses - how are you clearing those?

About $11,000 was used, not for the actual price of the property, but for renovation, furniture, closing costs, holding fees, etc.

Make sure you put discount clauses and subordination verbiage in your offer.Use the Installment down payment clause.A Front Porch clause can be used to completely eliminate the down payment requirement.Write in your offer that seller pays all transfer, contributes X-$'s to you at settlement and that you receive all positive escrows if there is a mortgage to be paid off, and the seller agrees to leave stuff in the house or garage - all furniture, the old car in the garage, tools and garden stuff.