Vacant.Capitol Heights (PG county) ARV: $159k (Zillow says 201k)(Seller WILLING to sale): $35kRepairs: unknown at the moment (suspected 60k) Mortgage: 1,370/moOwes bank: $105,951 as of (6/2012)With the numbers above, is there any real estate solution that will help this circumstance?

I don't really know the nature or circumstances of the transaction.

I've had several long term renters that had very hard / unique circumstances that forced their eviction.

Form contracts end up disseminated from past deals that turn out to have included things you wouldn't have conceded to under these circumstances, or don't include imperative protections your lawyer could have provided based on the specific property, its condition, location, seller, investors, terms, tenants, etc. then by the time in crosses my desk, the other lawyer says, sorry, your client agreed to this form, game over, and you're stuck.

Cons: Proper Due Diligence is required by both parties on their partner’s capabilities, track record and Integrity.Exit strategy can alter - depending on possible uncontrolled factors like: Change of circumstances for one of the partners, Market climate, Availability of funding.

It depends on the circumstances and the details surrounding not only your existing property, but also the details surrounding what you intend to do with the proceeds of the sale.

@Will SchryverUnder no circumstances can your own 401k invest in a LLC that you control.  

Maybe, again, depending on the specific facts, but the answer is, yes, under the right circumstances, you definitely can contact the tenant from a legal standpoint.

That would be an IRS no no and his entire account would be subject to liquidation from its tax deferred statuses (a full distribution), taxes would become due as well as a 10% additional tax penalty.Your friend may have even more problems here unless I am mistaken on your explained circumstances.

So far, I've not heard of fraudsters setting up an entire fake title company branch, so if you walk in and it feels like a title company and has a bunch of middle aged women in cubicles typing away and talking away on landline phones, with other couples and babies in strollers hanging out in the front waiting area type place, it's probably a title company.