My uneducated two cents:There are no rules stating that you can't foreclose on active duty military, just that you have to get a court order to foreclose, under SCRA.An unrecorded quitclaim is still valid but not recording it opens the parties up to challenges and is not advisable.In some states, collecting rent while a property is in foreclosure, may be frowned upon.I'd stop getting advice from the "investors" you've been talking to.

And the state supreme court just illegally invalidated the will of the voters. 

Yes, the court will look at all appropriate paperwork your attorney presents but they will also ask some pretty tough questions.

It's so contentious that even if I offered her 10k more than net, she'd tell the court to sell them, just because she knows it would hurt me.Anyone ever been through this it have advice?

Here is the summary if you are interested.In this case, the main question is when did the investor completed his start-up phase and became actively engaged in his business.Whether a taxpayer is engaged in a trade or business is determined using a facts and circumstances test under which courts have focused on the following three factors that indicate the existence of a trade or business: (1) whether the taxpayer undertook the activity intending to earn a profit; (2) whether the taxpayer is regularly and actively involved in the activity; and (3) whether the taxpayer's activity has actually commenced.

You might have to take them to court to prove it wrong. 

They show on your tax returns, and bank statements.There are many underwriting tools to expose private money ones that claim they don't report to the bureaus- they also sell and securitize the loans so what they told you on the phone is of no value, they get reported.All NonQM standard DSCR loans show on your credit report.DSCR gone bad shows online, in court records and in the curbside view (property appears distressed and attracts code violations/fire inspections and investigations...

Already filed with the court for damages via the attorney.

Think of SD the way courts do “a shield not a sword”

Once you win in SC Court and have your Judgement, then you take the next step and Record that Judgement.