Hello Mike,I believe the majority of foreclosures are still non-judicial, but we have our fair share of judicial foreclosures as well.

I have a package of single family house cashed out in the commercial loan department with my credit union. 

Greetings all- I'm renting properties in an area where there is an increasing number of highly educated immigrants seeking rentals near our major universities.

If you can only cover the down payment I suggest waiting till you can cover all the costs, you don't want to be in a situation when a major repair hits and you have no money 

I don't have any cash to invest with though so thats my major hickup. 

Then I spent 45 minutes on the phone bouncing around talking to different people within the department until I finally taked to someone who said I would get paid on March 15th.  

So most of the work we could do, except structural or major electrical work.

If not then you include language to cover potential losses. 60 days notice (also usually in codes) one months rent penalty etc.There are a few major problems with lease break language.

As long as the borrower is a majority member/owner of the LLC, and the payments are being made, the lender isn't usually concerned...they want their money.Where you could run into a problem is if the borrower leaves the LLC. 

Many interesting solutions but bottom line is that the vast majority of all tenant issues are created by one person ....the landlord.