There is no debt on it.  

Strapped with student loan debt and fewer job prospects, it is harder.  

The reason they stress pre-foreclosure over foreclosure from a wholesale perspective is because as you can tell from my comments above, it take actual cash you possess to close on a foreclosure.

If you intend to continue to guaranty the debt after the transfer, I am sure the servicer will help you get approval for the transfer.

So long as you are not pledging a personal guarantee - and thereby providing the lender additional recourse in the event of a default by pledging your personal assets as security for the IRA's debt - then the source of the loan does not matter.Most private lending transactions, especially owner-financed notes, are non-recourse in nature.

That was my experience on my first home, I got several thousand dollars back in the form of debt relief and paid off my car.

If you only have two loans you can definitely get more unless it's a debt to income issue. 

The federal debt is now well over $18 trillion and that doesn't count the trillions in unfunded liabilities for medicare et al.

Have a good credit, about 12% debt using the 28% gross rule, and an annual salary of around 75K.  

You'll probably get more response if you clarify what you're looking for and what you're offering...Are you trying to raise equity or debt?