I have informed them of the decision to either pay outstanding rent by tomorrow or I will begin ejectment proceedings Thurs. 

This is the best website in circulation and the podcast are outstanding.

Outstanding! 

@Liam Goble,A lawyer will advise to sue whether they can win or not, and most insurance companies will settle rather than fight.

The house went to auction and I couldn't be sure what the starting (or winning) bid prices were, but in my experience they generally start loan auction price at the outstanding balance on the mortgage.

There need not be a dispute or fighting over title as long as the claimant intends to claim the land and hold it against the interests of the ownerand all the world.

a few things to consider given your comments.1)  The longer you wait to file the claim, the greater the chance they will fight you on it. 

Or be afraid to have their children play outside to only be killed by a stray bullet from a disgruntled neighborhood fighting with someone else on the block. 

If your comparables are off you may not be able to cash out refinance out and may be stuck with the heloc outstanding balance or the 401k loan outstanding balance.2) The likelihood of doing a cash out depends on how you bought the property and if your personal credit income and assets qualify to do a cash out or not.

As a fix and flip, this is too thin.If the neighborhors fight you, you will have to evict them.