His comment on costs was $4k-$6k but I have no idea what that includes and I think it was a guess having no foreclosure experience in AL.Do you have any good web sites I can read about the process or anything else not immediately obvious?

HUD publishes the Median Fair Market Rent on their web site for the entire country.

They appear to be a national wholesaler, with local "affiliates".  

@Ray Detwiler  You are overcomplicating this process and it appears you are confusing anonymity and asset protection.

I will say they appear to prefer to work with me via email versus over the phone as I set up an appointment with my assigned customer service agent and she cancelled the appointment.

Yes, it appears we are aligned on the 11-month lease concept.

Closing cost $9,989 While the $10,000 in closing costs appears to be high for a $68k loan, realize close to $3500 of it is taxes and prepaids.Of the $6,000 that are true closing costs, $2000 you can shop for  (which I do not think you will do better).

It appears if you create a trust it would be a revocable trust to get step up basis.  

While not in TN specifically, I have assisted clients do as you have described: live in a property as a principal residence for 2 years, rent it out for 3 years, then sell.Based on the situation described, you would appear to be eligible for the MFJ joint exclusion on principle residence on your 90% share.However, in order to retain that ability, the house will very likely need to be sold (ie, sale closed, not just under contract) by the end of this month. 

I can't post the web address in the BP post, but it's in my profile.