Raising money isn’t a do-it-yourself project, you need the advice and guidance of legal counsel that specializes in securities law.

As far as you know, there may have been other collateral securing this loan or the bank entered into a deed in lieu or some other kind of discounted payoff, reached a settlement with the guarantors, etc.

What are some added security measures that you have or have heard of someone putting in their contracts?

I own an non performing note in Texas and received notice for collection of the delinquent taxes. 

Is it possible to get the property under contract while the owner continues to make payments and I perform the rehab?

I am trying to refinance both of our loans for these properties, both perform very well, and both are current LTV in 50% range (conservatively).

When sellers default there may be an option to sue for specific performance (you get the house, the seller would have to settle the lien on his/her own since he/she accepted the contract).

Plus, my complex had 4 pools, 4 hot tubs, a gym/sauna, and security onsite that kept and held packages. 

You've identified the lender's title policy as a junk "fee".You consider the lender's underwriting as well as the preparation of loan docs/security instrument by the lender's attorney to be "junk".There may be a few dollars to argue about in that list but not these.

As I understand it, a landlord is required to keep tenants' security deposits in a separate escrow account.