@Curtis Rouse, thank you very much for the positive feed back. 203k is something i have been thinking about. ive seen a few properties that only accept cash or 203k. definitely something to think about. 

I get $2,000/mo in positive cash flow on it, and Now have about $130,000 of equity that I use via HELOC's to buy more properties. 

We offer private lenders a 1st position trust deed on the property at 8 to 9% interest only with no points.

Empathize with Bill and the seller's position and suggest that if you can't get back the funds you at least want to help the seller's case in court, work out some sort of deal, talk about a master lease option, basically anything that does not involve the idea of litigation. 

I'm finding a lot of places that can produce a small amount of positive cash flow but none of these places offer good opportunities to refinance in a few years.

I know a lot of property management companies out there will pay a referral fee to the realtors that send them positive leads.This is great as long as the PM company is reliable.When working with REIs, your word is your bond, and you need to vet the PM companies before sending referrals their way.Also, you probably want to make sure the PM company sends the lead back to you if they decide to sell.Am I missing anything?

The seller isn't the bad guy man, he is naturally scared as anyone in his position would be.

                                     Negotiate from a Position of StrengthThe old “Poor Mouthing the Offer” which some buyer agents still recommend is an outdated & flawed strategy, especiallyin a seller’s market.

Without the documents, I cannot tell if there was a recording error, if the second lien stayed in second position, or what exactly happened?

Okay, let’s see how these same properties work for them, assuming everything else is the same:Essentially, they’ve created a $30k annual earned income on these 11 properties, which can be used to pay executive salaries, and passed on to shareholders as dividends—and they’ll earn another $300k in capital gains if nothing extraordinary happens--and remember, AH4R alone has over 50,000 homes in 22 states.It sounds like a license to print money.Risks do exist for these REITs, though.