The trustee will charge for this service, which includes notification, by both regular and certified mail to the borrower, filing of notice of intent to foreclose with the County, and holding the trustee sale (auction) on the prescribed date.

To further clarify, your intent to market this property to the general home buying public brings you closer to brokerage requiring a license.  

I approached them stating my intent to raise capital, keep it in my back pocket until needed for a deal.

Of course if you complete the rehab and sell the property at very high price relatively shortly after there could be potential questions (IRS appears to be considering intent and reasonable time -- both not clearly defined and is situation dependent as considerations). 

What are your intentions with this one, looking to sell the plans and property to an investor or something else? 

Maybe ill catch you there..In meantime Ive been slowly growing contacts in Nashville. 

As far as your 2017 investment in the property, its all how you write it up and what your original intention was, as well as what the two parties (you and your mother) can agree on. 

There's no statutory holding period so I was guessing that his intent had been to hold for productive use and something happened to change that intent. 

I mean, they're kids and I get that.... but this is nothing short of willful and intentional harm and negligence on the part of the tenant/family. 

Other times, the tenants have asked the Credit Bureaus to intentionally freeze their credit profile as a means of preventing Identity theft, or have signed up for some service that does this automatically (maybe Life Lock?).