A militia is under state control, always has been and is now known as the National Guard.

The basic "guru" pitch is that by buying training or resources from the guru, an inexperienced, uneducated (in real estate), and unknowledgeable investor lacking sufficient capital can become very successful in a certain area of real estate investing/business.The problem with most of these programs center around the following(1) The program taught doesn't actually work(2) The program does not provide the person purchasing the program with the knowledge, experience or education neccessary to successfully implement the program(3) The program contains very basic information that can be obtained far less expensively by other means(4) The trainers and consultants provided are inexperienced and/or incompetent(5) The program accepts anyone who can pay although many accepted don't have the neccessary personal tools to be successful(6) The program makes false and/or misleading promises(7) The program understates the amount of capital neccessary for success(8) The program understates the amount of time and effort neccessary for success(9) The program overstates the size of the target market(10) the program assumes that because of success in one market it will be successful everywhere all the time.There are legitimate real estate consultants/trainers out there with a track record of success.

In a great area but choosing the right tenants is so understated; One bad tenant can potentially ruin your cashflow as it may drive the current good tenants away.  3) Cashflow isn't the only or most important metric to consider, especially if you're 3% down in a growing area. 

Due to the fact that you are not a licensed real estate broker, I removed the right to advertise and show property to others because these actions are reserved for real estate brokers under state law.

However, it is also my understating that the lender will require the borrower to have 2 years of property management experience in order to qualify for this benefit.

It usually falls under state securities laws.

If I then get the inspections and discover problems that were previously unknown or understated, that's a valid reason not to go through with the sale or at least renegotiate.Now if I get these inspections done before the offer, and later find I significantly underestimated the repairs, then that's on me.

The IRS usually doesn't care if you understate your deductions. 

At that point the attorney will usually step in, if not it could fall under state law for administration. 

Under state/federal law (nothing to do with the BK) you may have to actually have a mediation hearing, but you don’t really have to offer  any “reduced plan”.How the hell has the borrower missed so many payments that the taxes are $12k behind without the foreclosure having already occurred, assuming they are escrowed.