Titles will be sent out within 10 days, but no less.The reasons home go to auction is simply when owners fail to pay several months of payments then the banks go back to reclaim the home, this becomes a foreclosure.

I've had two (of two) sales fail in recent months because properties would not appraise at the contract price.

When I present them a deal that is exactly like what they said they are looking for they often fail to be able to provide proof of funds.  

If he signed the personal guaranty then that possibly gives him complete exposure because the fine print clearly states that it will become a "personal guaranty" in the event of the LLC. failing to comply with terms.

If they fail to perform then revert back to current provider or whatver... 

Don't need to incur the costs to establish and annually administer unnecessary legal entities, don't need to incur various filing fee costs like CAs $800 franchise tax fee which would kill the profitability of most of my SFRs, I don't need to worry about my entities being pierced because of I failed to engage in a lot of meaningless formalities, keeps my overall record keeping and tax returns cleaner and less costly, don't need to deal with the growing trend in various states to disregard what are perceived to be ersatz legal entity protections, how many more do you need?

You just need to understand what your buying, do great due diligence, have a plan incase the lagoon fails (new lagoons, convert to package plant, hook up to city).

Then the replacement either froze during the winter or the tank somehow failed as we don't really have a hard water issue. 

I was testing myself and thought I had failed.

is it a smart move to connect the lender with all of my potential buyers at once or should I send him more if others fail to qualify?