Contracts are key.

Of course I don’t trust mgrs to source proper tenants, but that’s the doing of my business’s mentor from back in the day.

As of 11/24/2017 I do not know what the status of their current loan is or how behind it is, but looking for what options I would have as far as approach to buy the property pre foreclosure as they still actively live there and the property has been recently updated and in great shape as a turn key investment.

You may want to consider an out of state turn-key rental property. 

It costs you $400 to start, then it also costs you an additional $400/month from what ever source you are getting that $400 from to pay that loss.Then, if you are losing the opportunity cost from those losses, which is a compounded loss in itself.

1) Updated the map with map of the ghetto, gang affiliation, hoods like "murderville"Source TheRealStreetz.comA drive through the hoods https://www.youtube.com/watch?

□Have you considered “key person” life insurance for you and your co-investor to fund the purchase of the other’s interest in a buy-out following the death of the one of you and avoid a possible forced sale?

Some commercial banks that do the loans on apartments may also be a good source for sellers.

Haven't had to go all the way yet because the cash for keys agreement has done the trick for me.Cheers!

I prefer to look for another source of a private lender based on the deal itself not looking for banks or credit based solution or id already go that route.