@Scott Carrillo It sounds like you just need to find an investor friendly realtor that can handle the same aspects for way less. 

The title company handles the deed, deed of trust and note and the rest of the closing.

I am seeing challenges in the offer acceptance process as properties are in poor shape and require a significant amount of rehab.

The individual law firm handling the foreclosure is the one that determines that.

Shane Humes What you're running into is a "pick your metric" issue that's a prevalent challenge on BP.

When I ran the credit check, it did show a large number of inquiries followed by a number of accounts closed due to bankruptcy a little over a year ago.She also said that a company handles all her bills so she would need a letter stating the amount of the deposit and rent and they would send us a check. 

@Katherine Robbins, I recommend that you hire a payroll company to handle distributing paychecks and taking out the appropriate taxes.

When I knew that I wanted to handle probate leads, I called a few attorneys who walked me through the process for free.  

@Achi Adamit, if you had the intent to hold that lot while deciding how to ultimately handle it and didn't do something like have it listed for sale the entire time you should be able to do a 1031.  

Many of us simply can not handle the volume of messages we get.