Sounds like based on your experience co-construct will end up being a good fit.Only complaint i've had with any of these companies so far is the overly complicated pricing structures.

I was mainly addressing your comment regarding the first getting paid off when the second forecloses, in CA it doesn't.In CA the act of beginning a non-judicial foreclosure (recording a Notice of Default) does not give the first a right to begin foreclosure.

Some towns however have their water/garbage/sewer bills follow the land, not the tenant so landlord pays even if utilities are in Tenant's name but not paid.To further complicate matters some counties, and even towns have landlord tenant laws that are different from state law.

Take the time to really understand the foreclosure process (judicial and non-judicial) from beginning to end and you'll probably find some ways to capitalize on loopholes (legal, of course!)

I'd want to know how it ended up as judicial foreclosure instead of a trustee's sale.

If it's a judicial state like FL, you have the option of fighting your foreclosure in court to force your lender to modify the loan.

Adam, I think the biggest thing is to realize that there is soooo much info out there, it can make everything seem much harder and complicated than it really is.What exactly is it you want to do?

If you are willing to pay more you might try to split the difference instead of paying the full amount, but do this on the phone with that agent as making another written offer might complicate your standing with your contract enforce.If the place is under contract, they will need to clear your contract before accepting another, I'd just stress that we are under contract and work it out, when you have a solution I'd have the final agreement come from the seller to you as an addendum to the price.

Because this is a small island community, you have 300k homes right next to $150k ones depending on whether you have water access, which is another complication.

Like Steve, I keep it simple with QuickBooks, Excel and Google Docs...I see a lot of real estate guys using complicated tools and spending more time dealing with the tools than doing deals