Your attorney should state "failure to pay rent as agreed in the lease" in court , and so on. 

To keep it from going into foreclosure, buy it and close the transaction before the sale using an attorney or title company.Simple.

If civil penalties are assessed in any litigation, the enforcing authority is entitled to reasonable attorney’s fees and costs.

In general, I’d highly recommend reading a book on syndications and speaking with a securities attorney. 

Use a closing attorney or title company and close as you would a normal transaction

As you said get a good attorney and/or cpa to help you navigate the ways. 

There is not a SINGLEcourse that is going to teach you everything that you need to know.Trust me, I have bought hundreds of courses & books and still have notgotten "everything I think I will need".You have a pretty good real estate investor's group there in Memphis thatyou might want to check out too (They have attorneys, loan officers, title companies & real estate agents that you can buy a cup of coffee and theywill walk you thru a HUD closing statement and educate you! 

My real estate agent has recommended a closing attorney that will charge $1300.  

I hired an attorney to create and file a document called a "condominium declaration."   

Sign your closing docs, close with a local title company/attorney and get started with your deal.All in all, I closed very fast with them but that’s also because I literally received the email with what they needed and uploaded it immediately and anytime they needed anything, I acted with urgency.