If your brother in-law is the GC at full cost and he takes 50% of sale proceeds he is taking advantage of your inexperience.

I am familiar with Delaware Statutory Trusts, known as DSTs, and they are a better vehicle than TICs and are used to solve the same problem that TICs were originally designed to solve (accepting 1031 proceeds in a pooled investment).  

If that's the case, the only way to proceed would be a short sale. 

Each time we serve a legal notice, we charge an additional twenty dollars ($20.00) posting fee.If you do not follow the terms of the “Notice to Pay Rent or Quit” we may then begin eviction proceedings against you and you will be charged with the crime of “Unlawful Detainer” if a judge upholds our claim.The amount of rent now due, as of today’s date _________________, is as follows:Current Month Late Fee_______________Current Month Rent_______________TOTAL DUE_______________Time is of the essence.

Of course when the time comes your credit needs to be close to what you tell them.Don't be afraid to talk to lenders and when you found the one you want and wish to proceed only then will your credit be run.  

As long as they were named/served in the foreclosure proceeding,their lien is extinguished, a title company will verify this when they do a title search in the future.

This would likely enable her to secure the property she's always worked towards, enjoy it and develop it NOW and rapidly proceed to sell her primary residence (valued at $500k++) instead of liquidating her more difficult income producing commercial property, then shopping, then selling her primary residence..I recognize there are MANY alternatives, including contingent offers on a new potential primary and/or leasing back her current residence as a contingency of a sale.

Under HAFA the short sale is pre-approved at a specific minimum price or net proceeds before the home is put on the market.

Fortunately our levels were within range and no remediation was necessary to proceed. 

Typically, rent checks come every month and as collected by the management LLC, it would then need to send proceeds to each holding LLC EACH MONTH, not once a year.