The fix/flip might be a good way to get such a relationship started: usually has lower cash out of pocket requirements and you can sell the property faster to recoup the capital invested, plus any profits.

It is much more difficult to sell an entire portfolio that has become uninsurable (which would require a cash only sale) or that insurance rates are so high that no one wants to buy. 

The notes, being in default had an unpaid balance of $3.2million.  

If it’s tied directly to the lender as part of your mortgage agreement, you’d probably need to negotiate with them or refinance with a different lender who doesn’t require that restriction.However, if the restriction is part of the property deed itself and was placed by a previous owner or another party, it can be more complicated.

Send a Lease Violation Notice immediately - by mail with proof of delivery required (cheap date through post office) and or affix the notice in a envelope with his name on it on the door of the unit. 

Then go for a rug that mixes those colors together well (you also really need a coffee table to fill the space and something vertical like a floor lamp to help balance out the different window sizes.)

We still require a deposit plus the first month to move in. 

In addition, committing ~ $200K requires some level of sophistication on the part of the investor and you are more likely to find someone to agree to your terms in smaller transaction sizes, but even that will be difficult. 

But, they still require time and effort.

Advanced QuickBooks ProAdvisor was introduced in 2007, to get certified the requirement was: one had to be certified for 3 years in a row and had to attend 2 day in person and online courses.