Getting approval from the lien holders is tough enough, but if it's a regular bank they may not make it feasible to assign the contract.

Was this an as-is transaction or a regular market transaction with no inspection waivers?

Cape Coral needs apartment housing; it's currently dominated by SFR and duplex rentals due to the nature of the zoning.

Has anyone on BP ever undergone credit counseling from a third party program of this nature?

The very nature of this arrangement makes me nervous. 

They're not that bad of a person, and seem to be conforming to regular society.

More specifically what is the average time it takes to purchase a foreclosed HUD home as opposed to a regular foreclosure?

When someone asks for a referral in the regular forums, it causes a lot of self-promotion which clogs up the forums and makes it difficult to find the information and advice the forums are here for.

From the 1031 perspective though there is one other possibility that may not naturally occur to you.If you can combine those sales in a compressed time frame it would be possible to combine them (the time frames have to overlap) into one or more larger assets. 

I'm getting the pattern of late rent on a regular basis, offer to let him break the lease to find something less expensive, and give his security deposit back as long as the place is tenant able.. end it with something like unfortunate if rent is late as a business I will be forced.to seek the legal remedies.