Padlock cut, I have never had a seller not want to meet me at a house before and other than government (commissioner sales) I have never kicked up squatters before (they were not squatting but I am 99% sure there was a squatter living in there).

@Sorin T Have you ever thought of leasing these out as Section 8 (government housing)?

There was a sheriff sale September of 2011, I started looking to buy another house last year and to my surprise, it does not matter when the house was foreclosed on, it mattered when the government paid back the lender (I think that is how it was explained to me anyway), so that date did not start until April of 2013. 

A hard money loan interest rate is often governed by the personal preference of the non-bank, private money lender that is offering the loan interest rate.

He has been over extended and is currently facing the potential of losing his primary residence if he is not approved for any of the government programs associated to helping homeowners who are underwater.  

Turbotax: No federal refund.

My guess is "personal reasons" have affected her credit, ie. tax liens with ex, or an old bankruptcy (BK), unpaid child support, delinquent on student loans.Anything 'government' related (child support, student loans, tax liens, VA stuff) MUST be resolved before qualifying with a typical Freddie/Fannie program.

Bill;It looks like that in TN I can do 5 land contract transactions per year without being affected by the new federal laws as long as it is in my name and not a business..

The state is so poor due to government worker pensions and healthcare that court capacity has been cut way back. 

For example, where we live is $400 more expensive than areas 30-50 minutes away because of the federal prisons and military base that brings in shorter terms that don't want to buy.