Best is to start with a performing note to get your feet wet, then try a NPL, though be prepared to spend $4-10k  to get it paying or foreclose.

This is a crisis of your own making, utility transfer is something you know is coming and should be prepared for ahead of time.

I've done a few as the Buyer and am preparing to do one as the Seller.

I would also recommend looking for a tax strategist who is willing to work with you throughout the year, not just when preparing your tax return.

That would still cause your bill to blow sky high, but might honestly be imperceptible to your tenant.If you spend $5 on a flapper, instead of $13 for a better quality part...or spend $100 on a toilet (which has a $3 flapper inside it) instead of $250 on a better quality toilet with better quality parts inside it...be prepared for this to happen again in the near future.

The seller will actually feel like you are more serious as you are taking steps ahead of time to be prepared and cut down on time between acceptance and closing doing it ahead of time. 

Long story short, my longtime tax preparer was not available to do my taxes for 2019 and I had to scramble and do them myself and get them filed quickly. 

I will be reaching out to a Lawyer and CPA to best set things up as a protection for our family interests going forward to big goals.I've been watching several markets in preparation for a purchase next year.

That is to prevent people from shielding their assets in preparation to live off the government.I fear you are banking too much on his imminent death.

Tremon Payne,Are you just starting out on the path to preparing for the National Exam?