Investors can pick up VA foreclosures with limited down (5% if I recall) and you don't need to be veteran to qualify.

I think today if the parties are unrealated you might have a problem unless it's a non-owner occupied purchase.As J. mentioned it's highly unlikely IMO that they will change buyer after submitted, that would indicate to me that the buyer doesn't have their ducks in a row as well and might consider file 13.As to the QCD, this was the way to do it in the past but I believe today (as things change in RE) that there are some areas that have title issues with the QCD being used except in limited and more customary instances, like between husband and wife from a divorce.The problem seems to be that it weakens the chain of title as to "only that interest" being conveyed.

You will have some maintenance issues with the Corp and LLC and some can be limited with a good by-laws/operating agreement.

If you are willing to advertise that unit at 700 and rent it at 700, the assistance will be limited to that 700 basis.Additional assessments are made for utilities paid by the tenant or the landlord.

Seems to me the smarter thing for them would be to have their money secured in an LP that owns the property so their liability is limited to the original investment.3) Also, I don't want a subordinate investor trying to micro-manage the daily operations of the business.

I am thinking of partnering with private lenders in the Atlanta area.I was wondering what is the best structure for the partnership.Createing a limited partnership or a LLC????

You mean there is a limit?

Is there a time limit on loss of rents?

At some point demand and limited supply will drive up prices, but for now it does seem as if we have hit bottom in any case.

Such a long term transaction usually doesn't work as designed and exit strategies appear to be limited as she would still be underwater, this is where the amount of principal is reduced with each payment comes in, as I asked how long she had the loan.