Remember, it doesn't have to be new to be clean and nice.

Remember you don't have to own a property to control it.

I have a commercial mortgage through them that in fine print said something about possibly changing interest rate after 5 years even though it's a "fixed" loan.I asked about this and I remember them saying that they remind you of that time period coming up and you can usually talk to them about keeping the rate the same.

I remember La Salita!

If you are even close you can try to see if you can get a rehabber to take it, and or continue your negotiations, and then like Will mentioned try seller financing as an alternative as well.But even then remember it is a business and a numbers game, and the numbers get better with experience and time.

If they are not they may wonder how you got their contact info etc but who cares bc you don't really want to talk to them anyway :-)I remember when I got back from my first seminar and a couple days later I went door knocking and on the way out the door my wife asked me "Well what are you going to say to them" and my response was "I have no idea but I'm sure something will come out once they open the door!"

If you approach the homeowner in this situation remember most Chapter 13's are filed only to stop the foreclosure and keep the house.

No, I don't have a spare $10k sitting around at the moment or a slew of million dollar homebuyers on call (tho they'd be paying a fraction of tht million dollar price), but remember, this is all hypothetical coming from a thought I had while looking over my list.

You've got to remember, some tenants will go weeks with a broken window or some other defect, which can lead to much larger problems.

At this point, don't make matters worse ... remember that you are in a position of weakness right now because you can't control the outcome of the court.