Thanks in advance for your response.

Perhaps I'm just feeling a little over ambitious (which is customary since I don't often fail at things... lol Thanks in advance everyone, the support and responses here are invaluable.

PS landlord tenant court is a complete joke. if you have the keys to any vacant apartment in this city you can walk in and just sit down without ever seeing the owner and the owner will have to go through 6 months of court to get you out because the city doesnt want more homeless people so they dump the responsibility on building owners!

My main purpose is to help new investors, that are thinking about jumping into real estate investing, get a real life picture of what to expect.

You have to find someone who wants to own that business And foreclose on it.It's a very special purpose loan and if there is no real estate attached to it then it's nothing more then debt collection.  

I've met with one, but I'm looking to find one that is a bit more responsive to communication than who I'm currently using.

Seller is responsible for the taxes (if that's what your contract states) and the title/settlement company will see that through. 

thank you for your response and for helping a new real estate investor.

I work as a property claims adjuster currently, so its been a busy last couple days and more to come with Hurricane Harvey...sorry for the slow responses. 

I TOLD HER MOM AND DAD BOTH I WOULD DO EVERYTHING POSSIBLE TO KEEP THEM IN THEIR HOME,AND BETWEEN THE OTHER SIBLINGS NOT TAKING ANY RESPONSIBILITY TO HELP,IT'S JUST ABOUT TO BREAK ME.