I called the trustee company and they won't give me any info on the account unless I get authorization from the borrower.  

This method is used by one of my banks to ensure the account is mine to authorize WITHDRAWALS.

If they do not vacate, you can file your eviction lawsuit on Day Eight.The other non-curable defaults are material fraud in the rental application or lease, presence of illegal drugs on the premises (it does not matter WHO they belong to) and authorized assault or use of firearm.

Will the heirs have any motivation to authorize the short sale, since they won't make money or take a credit hit regardless of whether it gets foreclosed on or short sold?

Either way you are in the business of making money, it all has its risks, the sweet old lady on section 8 may be a better tenant than the young couple that both work and may split within the year and walk away, of course the sweet lady could turn into the cat lady with 20 cats she is hiding, better to advertise and attract a large pool so you can have a pick from, I personally know a couple with high income(not section 8) but regularly have high spending and change jobs every couple months, and know of vets on section 8 that are disabled and respect authority and would give their last dime to rent payment first so comes down to can they afford and will they pay, bottom line.

The LLC is named on the contract and the person who has authority to sign for the LLC signs the contract on behalf of the LLC.

@Gene HackerIf the tenant (as in the woman who passed away) is the only name on the lease...........and then the husband (who was not on the lease) decided to "move in"....it sounds like he is a squatter that had no authorization to move in at all in the first place.I believe the "eviction" should be on the (now illegal?)

I spoke with a supervisor at the housing authority and she advised the same actions.

Jude, the accompanying revitalization of the Pinch District, the renovation of the Memphis Cook Convention Center, the Fourth Bluff revitalization projectand the redevelopment of Mud Island.Rick Shadyac, CEO of ALSAC, and Sarah Hall, ALSAC chief legal officer, attended the council session as a step toward applying for an expansion of the existing tax increment financing (TIF) district east to I-40 and bounded by Jackson Avenue and Poplar Avenue to include parts of the Medical District, and an amendment to add Mud Island and the riverfront to the Tourism Development Zone (TDZ), all to help fund the Bicentennial Gateway Project.For details, check out the city's Bicentennial Gateway Project presentation.City Council's potential next step would be to authorize Memphis Mayor Jim Strickland to submit an amended TDZ application to the state.The application for TIF expansion will be considered by the Shelby County Community Redevelopment Agency board.Memphis celebrates its bicentennial in 2019.

About a year ago the CRA (tax authority in Canada) changed their position on LLPs so if I were starting over as a Canadian investor I would probably just hold the property in my own name and seek liability protection through insurance.