I was called by the title company that there was a sale fail and the contract said and it assignable The seller had signed the sales docs and the buyer was another bank and they had filed bankruptcy that day.

When my high bid fails to meet a reserve price, the property goes back on the auction block again, and again...   

. -- If the holder of a lien on real property or his agent fails to provide the release within 30 days, the person responsible for the disbursement of funds in connection with the grant of title to the property, after having made demand therefor, may bring an action to enforce the provisions of this section in the circuit court for the county in which the property is located.

Also I failed to mention that the property is a historical building.

If the pressure test fails, you will find a lock on the gas meter.  

@Jaron Walling I feel this post was an epic fail.

This dude aint even in my market.  87% of people who enter this business fail altogether.

Investment Info:

Single-family residence wholesale investment.

Purchase price: $17,000

Cash invested: $1

Sale price: $18,000

My father owned this property for several years, he bought it in nice ...

FAIL FORWARD.

People fail to consider two things:1) that the riskiness of an investment is largely determined by your familiarity with the underlier.