There is another possibility that a third party known to the seller may intervene contesting the contract being predatory.

When both parties agree to sell the property...."

Or the foreclosing party would have cleared it before auctioning, or will clear them off before giving the title to auction

The tenant and her 2 young kids live in a one bedroom apartment and the 3 of them all appear on the lease, which is currently month-to-month with 30 days written notice by either party (landlord or tenant).We recently learned that the tenant's husband has moved into the apartment and he is not noted on the lease or any other documents.

@Sean Cole I was not directing my comments at you specifically, and if you are providing value for those investors who are buying MLS deals from you, I am happy for both parties!

What I understand to be the biggest difference is the bank that gives the loan maintains responsibility of the loan and doesn't sell to a third party.

Actually, not sure if that last part is true - can someone here with knowledge of foreclosure confirm if the seller's record is clear if the sale is avoided?

Virginia is conservative and there's a lot of lawyers in VirginiaI would start with the title company and asked for a referral for a real estate attorney Also get a referral for the title company at your REIA@Robert @Robert Blazer IVundefined

I have seen a lot of foreclosure auctions where the HOA has already foreclosed on a property that is eventually sold to a 3rd-party for the HOA Liens. 

Once all units are up and running my conservative ARV would be $950,000.Let me know if you have any other questions?