My dream house consists of a 5k square foot shop with a 1b 1b room attached but the wife wont let that pass.335i for daily98 land cruiser for off roading/camping/overlanding91 240sx-first car, 400hp garage queensold my race car and shifter cart to focus on the RE business and its working!

Where I am in Texas if it is a normal loan from normal bank, they step in the day before the sale or morning of the sale and get it resolved and the property never ends up in the sale.If the loan has small balance, or is some kind of private money loan or I would say unsophisticated lender then some chance it goes to sale.

Private lender How did you add value to the deal?

It's very possible/probable he is too busy at a University encampment to get a reply to this anytime soon.... 

This is a business, and in business I've found it prudent to retain a healthy dose of cynicism.  

Explore traditional loans, hard money lenders and private investors to understand your financing options.

I collect tobacco cards so I am familiar (my first few rentals were partially paid for VIA my sports card wholesaling business). 

I have several clients that 'self-manage' or have a full time private manager that has enabled them to offer their manager/cleaner (occasionally the same person or couple) double the hourly cleaning rate (compared to national PM companies) while reducing the booking/cleaning fees for tenants. 

PMI offers a lower rate because the private insurance offers assurance with less risk.

This is not a paid service, they are doing this completely free of charge, it is simply a part of them trying to get our business.