Thanks Derek for the advice that's really helpful, and yes as soon as she told me I shared my condolences and did ask a little bit about the situation but I didn't want to dig down too much to the point where it may be too personal for her to talk about to a stranger.I definitely like the part of continuously following up with her and building a relationship, that makes sense and once she is ready to sell then I think I will have a leg up on others.So my next step is to find out the ARV of the property through comps and like you said try to figure out how much repair cost it needs then make an offer.

 Mark, thank you for your offer, yes, I'm going to need your help, as soon as I can find professional advice in regards to the financing process; I think my situation is a little more complicated, I'm still evaluating the situation myself, since my visits to local banks were not helpful.

BTW, I am doing the listing and finding new tenant my self, what is the best site I post ad in my situation?

However, I would do some research on what type of notice the regulations require in that situation. 

Is it likely....probably not.I negotiated many times with hoa’s in short sales, but they were looking bigger losses if the bank foreclosed....depends on the situation.  

My hope is to take what I've learned from BP to build personal wealth through creating win-win situations, and helping others.I look forward to networking with, learning from, and hopefully working with everyone!

I don't know what your financial situation is but early on after 5 properties (my primary plus 4 rentals) I hit a wall in qualifying. 

I know investing in real estate is never completely passive, but from those of you with experience in larger properties like this, what types of situations typically come up that the owner has to resolve or become involved in?

Please do not assume anything without know the full details of the situation.

I was hoping I could get some feedback on the situation I am in now.