In that time, we've amassed a home and a condo (both with mortgages), another home (held by an IRA), and soon will buy my sister's interest out of 3 mobile homes with land, left to us after our brother died. 

What are the ramifications should you own the note, aren't able to modify it/get it performing again, can't get the deed in lieu, only left with starting the foreclosure process, and during the process the occupant declares bankruptcy?

But if they left in the middle of the night, I would still be on the hook for the PM fee.Hope I can be forgiving for my mistake and you can accept my correction.

She has 10yrs left on her 15 yr mortgage.  

I got to OSU after you left, so I just missed you playing there as well.Anyways, I am also trying to get into real estate investing, but I currently live in Japan with the Marine Corps.

Yes I know the house is not "updated" to granite counter tops and such, but I can't see putting money into this house if it is just ignored.https://detroit.craigslist.org/okl/apa/5221107911....That's the thing, it won't be ignored if you choose to put $4-5k in upgrading the countertops, new carpet, paint, and whatever is left with blinds for the windows or something in the bathroom.I completely redid my upper and only had to show it to three people who all wanted to sign.

if you cannot get everyone to vacate the property and you are not willing to try and work with whoever is left in the property then you will need to name the tenant along with "any and all occupants", "unknown occupants", or "others" in the pay-or-quit notice and also the court documentsI usually always include "Others" just to make sure all bases are covered since many tenants like to move in other people, pets, boats, trash, etc without telling me which I am then left to clean up.

Plus they left us no touch up paint.

Make sure you align yourself with the best teams that you can and start getting out there and building your network. 

I would be left with two essentially free pieces of property on either side of the home that I would then bring more mobile homes onto for rentals.