How do you other out of state investors verify the repairs that your PMs say need done.Thanks  When in doubt you can always call in a 3rd party to look at it.

In one case both parties were on the lease, so they had to agree in writing that one person would be removed from the lease, and the person staying would be financially responsible for rent, cost of changing locks etc. - I set it up so I met with each person one on one as not to put anyone in danger. 2.

In either case, since the HELOC lender is recorded prior to the mtg being foreclosed the lender is neither a necessary nor proper party to the foreclosure since it has priority of record.In this kind of situation, where the third lender's money went to pay off the first lender's money I frequently used a theory called equitable subrogation to defeat the priority of the second lender. 

Usually much better to share that before bringing Louisville Sluggers to the party.

Do you have an independent 3rd party you could contact down there to verify the need for it and the other numbers?

I made a hard money loan and the party has defaulted.

They state:1) Either party can terminate at any time with written notice of 30 days. 2) That if I cancel they can charge me up until the end of the lease.

- FB advertising is an excellent way to get buyer leads directly before they find your listing on MLS or 3rd party sites. 

In the agreement here's what is written:TERMINATION: This Agreement may be terminated by either party upon thirty (30) days written notice which is sent to the other party not less than thirty (30) days before any expiration date, Upon termination by Owner or expiration of this Agreement.

Btw, I agree that deposits are--by definition--refundable unless the aggrieved party can demonstrate financial damages.