In that case the beneficiary executes a Substitution of Trustee, removing the original trustee and replacing with a trustee experienced in foreclosure law.  

I am not familiar with the laws in Texas nor have I ran into a situation like this but I would imagine you would need to involve a lawyer who specializes in land.Being that the owners do not want to sell the actual property the home sits on, I believe that would legally mean (*I am not a lawyer*) that at any time they could say "Hey I want to use or sell my land, get off it by tomorrow" and they would have the right to do since they own the land.Also, another hairy situation with that would be who pays taxes?

I’ve been interested in long term rental property investing for a while now and have worked out a plan of action that I wanted to get some feedback on.My wife and I would like to buy and rehab a property that has an “extra” guest/mother in law house on the property we could live in for the first year in order to take advantage of the easier funding on a 203(k) loan while renting out the on-site guest house as an STR before potentially transitioning to a longer term rental when we are ready to move out.

In most states working with pre-foreclosures are sophisticated transactions that must follow specific laws and guidelines.

Which company/law firm do you recommend for evictions in South Florida?

I had to show lawyers things in law that made things ok for friends and I am not a lawyer.

I've said this here before, when you're dealing with stuff like code violations, zoning or rent control, get an attorney specializing in that field, do not use one who does closings and thinks he knows enough about L-T law. 

Also Thompson Law handled a purchase last year

I don't want to buy in CA right  now because the house prices are very high compared to rental income and the laws are biased against landlords. 

I don’t know GA law but some it may have previous debt from when you bought it.