So you need to work out what is acceptable.3.  

My pitch is always "If I could keep every property for myself I would but depending on how the numbers work out sometimes it makes more sense to rehab it and sell it or assign it to another investor". 

Hopefully they can find new places to live soon.I'm now working with bank and insurance company to work out mortgage and insurance.  

I would track down the owner of record (if not already BofA), Once you find them work out a deal to buy the property via short sale or conventional sale if they have enough equity.

I do have some logistics to work out with my renter as they just signed up for another year.

See if you can get a heck of a deal for the ugly house, if it don't workout in the end, see if the owner will let you paint it for them.

This would work out well for me since I don't have cash for a down payment, and the seller is a friend of the family so I could probably get away without making a down payment.  

Well more than anything, I would encourage you to work out the math.

Landlord will likely want a representative to be allowed to be present during communications, but that's up to your lawyer to work out.

Things will work out one way or another.