But I haven't found an attorney who deals with incorporating in Nevada and foreign filing in CA.

I am a very conservative investor by nature and am quite careful about the types of risks I take and generally do not like bankruptcy risk very much. :)

Their home is underwater (bought for 500k+ in '05, recent comps price it at 141k-200k).Here are additional details:-Current on payments, next payment due early next month, cannot make February payment because of engineering fee and temporary housing costs (family is staying at a hotel)-Both spouses have excellent credit, high 700’s to 800-Lender is BoA, outstanding balance on loan is 315k on fixed loan with 10 years left -House is red tagged by city, city requires engineer to do soil samples and analyze hillside risk post-landslide in order release the red tag status-Filed a natural disaster forbearance to suspend the payment-Filed claim request secondary to homeowners insurance denying the claim -Preliminary report by geotechnical engineer estimates 80k-200k to repair and install proper drainage to hillside adjacent to house-Property repairs estimated to be around 10k-Property damage:o Carpet o A couple windowso Dry Wallo Mold—water pooling from the back door, no proper dry out has been done (probably much more additional work/costs on top of original homeowner 10k estimate)They're thinking about filing for bankruptcy and foreclosing on the home.

In my view, I’d lend the money.The returns on hard money loans can exceed 20% but, by their nature, these are short term and actually involve work to keep the pipeline filled.

VA compromise sale:http://www.vba.va.gov/ro/roanoke/rlc/forms/Compromise%20Sale%20Program.pdfFHA Pre-foreclosure Sale Programhttp://www.hud.gov/offices/hsg/sfh/nsc/faqpfs.cfmHere is an excerpt:"Question 5: Mortgagee Letter 2008-43 incorporates guidelines for varying minimum net sales proceeds based on the length of time a property has been competitively marked for sale.

You certainly wouldn't want to risk chasing them away with a low-ball offer.If you can design the web page to accurately determine the nature of the motivated seller, you may be onto something big.

In South Carolina a "natural person" can have up 5 loans.

How do I incorporate my realtor in the wholesaling business without undercutting her or making her feel like she is doing a large amount of work for little or no compensation?

Doubt they would be willing to, they have certain criteria, why, because they are running a business.Inherently we are want to be sympathetic and help someone out, that's human nature.

You should engage a CPA at some point in the future, Your situation, while not at all uncommon gets complicated in the future when you sell the property as the "rental unit" does not enjoy the tax free nature of the "gain on sale of your personal residence".