neither the real state attorney hired to create the LLC nor the CPA mentioned anything about tax implications when the company was created, I feel the 'experts' I paid for this services let me down.any recommendations, or options to minimize the amount of money owed?

When considering conventional financing after the initial purchase, lenders will assess your debt service coverage ratio (DSCR) and having a strong track record of successful real estate investments can enhance your appeal.

Specifically in reference to what is owed if a client terminates services. 

I suppose legally you could, if you fully disclosed the non arms length nature but, no lender in business, or wanting to stay in business would do it.At the end of the day, what you want, while it may make sense to you and your parents, just isn't a scenario that happens.  

I have been a non-qm Account Executive for the last 2 years for a lender. 

So, it could just be that they fell behind on a couple payments and will become due, or maybe because the servicing of the Note changed so some payments are missing until the servicing catches up..The sheriff's auction list, the foreclosure list, is the main foreclosure list. 

You have a lot of money tied up into a non performing property.

I wish to assume the FHA loan and keep the mortgage, clearing the arrears and paying something to the owners to motivate them for the dealIs there anybody who provides that service to coordinate this transaction for a fee ?

Besides seller financing, I've heard about Non-QM products but no lender has yet offered me this.

There is no advantage any more to the owner who wants to connect with guests and deliver a personal service.